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, 2-bathroom apartment of 110 m² on the 3rd floor, built in 1989, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The second bedroom features a cozy enclosed balcony of 3.34 m², offering a versatile space ideal for relaxation or a small home office.
The valuation. The asking price of €295,000 is €26,818 (10.0%) above the fair value of €268,182, indicating that it is priced fairly in the market context. This positions the property reasonably for potential buyers. Buy-to-flip angle. The robust condition and high-quality renovations allow for a conservative resale strategy, aiming to capitalize on the €26,818 margin through cosmetic updates and swift marketing. A targeted sale could yield healthy returns due to the appealing modern features. Buy-to-let angle. With an estimated rental income of €811 per month, the annual gross yield of 3.3% offers steady cash flow for long-term investors despite the mixed neighborhood. A buy-and-hold strategy could benefit from both rental income and potential property appreciation.
Fair value modelled at €268,182 from 1 comparable sales in the area. Asking €295,000 sits €26,818 (10.0%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €179,939 (€1,636/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €179,939, adjusted for condition and micro-location, gives a modelled fair value of €268,182 (€2,438/m²), a €26,818 (10.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 51cdf5 | Subject | €295,000 | €2,682 | — | 88 | 54 |
| praceta Cabo da Boa Esperança | Active | €295,000 | €2,438 | 9.1% | 80 | 51 |
| Median comp | €295,000 | €2,438 | 9.1% | 80 | 51 |
Long-term rental This 2-bed apartment in Setúbal offers a gross yield of 3.3%, which is reasonable given the area's predominantly rural nature and limited urban development. With a fair value of €268,182, the listing price of €295,000 indicates fair pricing but may not provide an attractive return compared to higher-yielding markets. Value-add renovation While the apartment is in good condition with a score of 82/100, there is potential for value-add through renovations that could improve both the living experience and overall marketability. However, with a fair value established at €268,182, the current listing price reflects a 10% gap, suggesting that while renovation could enhance yield, the property is not positioned as a bargain in its current state.
Low Economic Stability Risk Due to an economic stability score of 40/100, there is a heightened risk of economic downturn negatively impacting rental demand and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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