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.
5-bedroom, 4-bathroom house of 244 m², built in 1998, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Notable features: The property includes an office space on the ground floor and a garden suitable for outdoor dining, enhancing both functionality and leisure options for families.
The valuation. The asking price of €580,000 is slightly below the fair value of €584,583, representing a difference of just €4,583 (0.8%). This property can be considered reasonably priced in the current market.
Fair value modelled at €584,583 from 5 comparable sales in the area. Asking €580,000 sits €4,583 (0.8%) below — the upside to fair value.
Asking €580,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €454,046 (€1,861/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €454,046, adjusted for condition and micro-location, gives a modelled fair value of €584,583 (€2,396/m²), a €4,583 (0.8%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · e5558c | Subject | €580,000 | €2,377 | — | 64 | 52 |
| Gâmbia-Pontes-Alto da Guerra · 6d54de | Active | €575,000 | €2,396 | 0.8% | 70 | 48 |
| rua Cidade de Ouro Preto, 4 | Active | €548,000 | €2,030 | 14.6% | 70 | 49 |
| rua do Rosmaninho, 2 | Active | €575,000 | €2,255 | 5.1% | — | 49 |
| Gâmbia-Pontes-Alto da Guerra · 6d54b5 | Active | €575,000 | €2,396 | 0.8% | 70 | 46 |
| Median comp | €575,000 | €2,326 | 2.2% | 70 | 49 |
Long-term rental The property’s fair value closely aligns with its listing price, indicating it may provide reasonable long-term rental potential given the yield of 4.3%. However, the combined factors of limited local amenities and an average neighbourhood score suggest that tenant demand might be moderate. Value-add renovation While the property is in generally good condition with a rating of 70/100, strategic renovations could enhance its appeal and potentially increase yield beyond the current 4.3%. The local market dynamics and the need for improved amenities may limit the scale of value-added initiatives. Family rental This property could serve as a suitable family rental option, especially given its size and number of bedrooms. Nevertheless, the neighbourhood score of 52/100 suggests that overall community attractiveness and local amenities might rank lower than ideal for family living.
Uncertain tenant retention Given both the economic stability and tenant stability scores are at 50/100, there is a considerable risk of tenant turnover and inconsistent income flows, potentially affecting cash flow and investment viability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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