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 70 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Location features: This property offers rapid access to essential amenities, including shopping centers and major transport links, all within a 5-minute radius, enhancing its investment potential.
The valuation. The asking price of €215,000 is €17,322 (8.8%) above the fair value of €197,678, indicating that the property is fairly valued. This price reflects a reasonable entry point for potential investors in Setúbal.
Fair value modelled at €197,678 from 6 comparable sales in the area. Asking €215,000 sits €17,322 (8.8%) above — overpriced versus fair value.
Asking €215,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €190,639 (€2,723/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 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 €190,639, adjusted for condition and micro-location, gives a modelled fair value of €197,678 (€2,824/m²), a €17,322 (8.8%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 76b114 | Subject | €215,000 | €3,071 | — | 45 | 53 |
| rua da Fonte Fresca | Active | €219,000 | €2,738 | 10.9% | 45 | 52 |
| Setúbal (São Sebastião) · f10bc6 | Active | €195,000 | €2,910 | 5.2% | 45 | 43 |
| rua Doutor Álvaro Gomes, 3 | Active | €205,000 | €2,971 | 3.3% | 48 | 50 |
| avenida de Angola | Active | €243,000 | €3,627 | 18.1% | 44 | 56 |
| Median comp | €212,000 | €2,941 | 4.3% | 45 | 51 |
Long-term rental The property in Setúbal demonstrates a gross yield of 3.8%, aligning with its fair valuation, indicating stability for long-term rental. However, with a property condition score of 49/100 and a neighborhood score of 53/100, potential investors should be cautious about long-term maintenance costs and tenant appeal. Buy-and-hold Given that the property is priced fairly at €215,000, it might serve as a reasonable long-term investment in a market with a stable yield. Investors should be mindful of the rural setting and the limited amenities, which may affect tenant demand and appreciation rates over time. Family rental As a family rental option, this apartment can meet basic needs in a small community; however, its fair price suggests limited upside potential in terms of future appreciation. With a decent gross yield and a focus on stability, families looking for affordability may find this property suitable, although they should also consider the neighborhood's lower rating on amenities and condition. Short-term vacation rental This property in Setúbal is not ideal for a short-term vacation rental strategy as it is priced fairly and may not attract tourists seeking high-quality accommodations. The rural location and basic amenities further limit its appeal in the competitive short-term rental market. Student housing The apartment's current pricing and neighborhood quality indicate it would not be a suitable option for student housing. With a fair valuation and limited amenities in a rural area, there may be insufficient demand from students who typically prefer properties closer to educational institutions. Luxury market Targeting the luxury market with this property is not a viable strategy, as it is priced fairly without the features or location appeal that high-end buyers seek. The lower condition and neighborhood scores suggest that the property lacks the prestige typically associated with luxury real estate investments.
Economic Instability Risk With an economic stability score of 45/100, the property faces heightened risk of economic downturns affecting tenant retention and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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