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 60 m², energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment's large living room features a traditional fireplace, while the sunroom offers versatile space for a laundry area or home office, enhancing functionality.
The valuation. The asking price of €215,000 sits €29,815 (16.1%) above the fair value of €185,185, indicating that the property is overpriced. This discrepancy suggests that potential investors should exercise caution when considering the purchase.
Fair value modelled at €185,185 from 6 comparable sales in the area. Asking €215,000 sits €29,815 (16.1%) above — overpriced versus fair value.
Asking €215,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €165,461 (€2,758/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing 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 €165,461, adjusted for condition and micro-location, gives a modelled fair value of €185,185 (€3,086/m²), a €29,815 (16.1%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 76aa49 | Subject | €215,000 | €3,583 | — | 54 | 48 |
| avenida Infante Dom Henrique | Active | €250,000 | €3,086 | 13.9% | 65 | 47 |
| Setúbal (São Sebastião) · 5ed0bf | Active | €239,000 | €3,855 | 7.6% | 62 | 49 |
| rua João Maria Jales | Active | €230,000 | €2,987 | 16.6% | 50 | 44 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 13.9% | 68 | 45 |
| Median comp | €244,500 | €3,086 | 13.9% | 64 | 46 |
Buy-and-hold The property is overpriced with a listing price of €215,000 compared to its fair value of €185,185, indicating a 16.1% gap. This will likely limit capital appreciation in an area where the housing market and tenant quality are not particularly robust. Family rental With a gross yield of only 3.7%, the 2-bed apartment does not present a compelling investment for family rental purposes. Its location offers limited amenities and basic schooling, which may deter potential long-term tenants and impact rental income. Not ideal for Luxury market The property does not fit into the luxury market segment due to its rural location and the basic amenities offered. Furthermore, the condition rating of 61/100 shows that it is not in prime shape for luxury developments. Not ideal for Short-term rental Given the rural setting of Setúbal and the lack of appealing amenities, the property is also unsuitable for short-term rental strategies. The low yield further underscores the challenges that short-term renting would face in attracting visitors.
High economic risk Given the economic stability score of 30/100, there is a significant risk of economic downturns impacting property values and rental income.
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