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 98 m² on the 3rd floor, built in 2012, energy rating E. Located on rua Engenheiro Mamede Fialho, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a heat recovery system for efficient heating, and a closed balcony that enhances living space while providing additional comfort.
The valuation. The asking price of €268,500 is €47,661 (15.1%) below the fair value of €316,161, indicating the property is underpriced. This presents a compelling opportunity for potential buyers to capture immediate equity.
Fair value modelled at €316,161 from 6 comparable sales in the area. Asking €268,500 sits €47,661 (15.1%) below — the upside to fair value.
Asking €268,500 versus the rua Engenheiro Mamede Fialho area baseline of €254,338 (€2,595/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €254,338, adjusted for condition and micro-location, gives a modelled fair value of €316,161 (€3,226/m²), a €47,661 (15.1%) gap versus the €268,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Mamede Fialho | Subject | €268,500 | €2,740 | — | 72 | 45 |
| rua 16 de Novembro, 2 | Active | €210,000 | €2,958 | 8.0% | 72 | 54 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 27.1% | 70 | 52 |
| avenida Bento de Jesus Caraça | Active | €195,000 | €2,786 | 1.7% | 72 | 46 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 22.4% | 74 | 48 |
| Median comp | €242,500 | €3,155 | 15.2% | 72 | 50 |
Long-term rental The 2-bed apartment in Setúbal presents a compelling opportunity for long-term rental, offering a gross yield of 4% against a fair market value significantly higher than the asking price. With limited housing options in the area, this property can attract stable tenants, especially those commuting to Setúbal and Lisbon. Value-add renovation Investing in value-add renovations could enhance the property's condition from a score of 75 to closer to 90, increasing its appeal in a rural market. Given the apartment is currently priced 15.1% below fair value, strategic improvements could further boost its value and rental income potential in the long run.
Low tenant retention risk With both economic and tenant stability scores at 40/100, there is a significant risk that tenants may frequently move out, leading to increased vacancy rates and potential revenue loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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