This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 78 m², built in 1987, energy rating D. Located on praça Professor Hernâni Cidade, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features custom cabinetry in the kitchen and a newly installed, energy-efficient heating system, enhancing both aesthetics and functionality.
The valuation. The asking price of €268,000 sits below the fair value of €280,191 by €12,191 (4.4%). This indicates that the property is fairly priced, aligning well with current market expectations.
Fair value modelled at €280,191 from 5 comparable sales in the area. Asking €268,000 sits €12,191 (4.4%) below — the upside to fair value.
Asking €268,000 versus the praça Professor Hernâni Cidade area baseline of €222,167 (€2,848/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €222,167, adjusted for condition and micro-location, gives a modelled fair value of €280,191 (€3,592/m²), a €12,191 (4.4%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Professor Hernâni Cidade | Subject | €268,000 | €3,436 | — | 82 | 51 |
| Setúbal (São Sebastião) · d7484a | Active | €280,000 | €3,077 | 10.4% | 75 | 57 |
| Setúbal (São Sebastião) · 4a45a5 | Active | €229,900 | €3,592 | 4.5% | 72 | 45 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 6.1% | 70 | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 831850 | Active | €259,000 | €4,709 | 37.1% | 76 | 44 |
| Median comp | €244,450 | €3,410 | 0.8% | 74 | 51 |
Long-term rental The 2-bed apartment in Setúbal presents a gross yield of 3.3%, making it a viable option for consistent rental income. However, with a fair value of €280,191 and an asking price of €268,000, it remains within a fair pricing range, indicating stable yet moderate return prospects for investors. Buy-and-hold This property can be viewed as a solid buy-and-hold investment given its fair price relative to market standards, with a slight premium of 4.4% over fair value. The apartment’s decent condition score of 80/100 further ensures that it will maintain its appeal over time, appealing to a steady demographic in Setúbal’s housing market. Family rental With its space and functionality, this 2-bedroom apartment is well-suited for family rentals, providing a comfortable living environment in a moderately rated neighborhood. Although the area holds a neighborhood rating of 51/100, its overall fair pricing makes it an appropriate choice for families looking for stable housing options in Setúbal.
Economic Vulnerability The property's economic stability score of 50/100 indicates a high risk of fluctuating market conditions that could impact rental income.
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