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 88 m² on the 3rd floor, built in 1989, energy rating F. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This recently renovated apartment features a closed balcony in one bedroom, ideal for a sunroom or office, and boasts an unobstructed view of the Sado River.
The valuation. The asking price of €295,000 is €21,737 (8.0%) above the fair value of €273,263. This positions the property at a fair valuation, reflecting the quality of its contemporary renovation and desirable features.
Fair value modelled at €273,263 from 1 comparable sales in the area. Asking €295,000 sits €21,737 (8.0%) above — overpriced versus fair value.
Asking €295,000 versus the rua Gil Eanes area baseline of €202,342 (€2,299/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 €202,342, adjusted for condition and micro-location, gives a modelled fair value of €273,263 (€3,105/m²), a €21,737 (8.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €295,000 | €3,352 | — | 88 | 48 |
| Setúbal (São Sebastião) · 80028a | Active | €295,000 | €3,105 | 7.4% | 75 | 51 |
| Median comp | €295,000 | €3,105 | 7.4% | 75 | 51 |
Long-term rental This 2-bed apartment in Setúbal offers a gross yield of 3.3%, which aligns with moderate expectations for long-term investment returns. Given its fair value assessment, investors can anticipate stable, albeit not exceptional, rental income over time. Family rental With a condition rating of 82/100, this property is suitable for family rental purposes, offering adequate space and livability. While the neighbourhood score is low at 48/100, families seeking residence in the peripheral areas of Setúbal may appreciate the rural and semi-agricultural charm. Short-term vacation rental This property is not ideal for the short-term vacation rental market due to its less favorable location and modest neighborhood rating. The limited attraction in the area reduces the potential for generating significant short-term rental income. Luxury market Targeting the luxury market would be unsuitable given the property’s valuation at fair and its lower neighborhood score, indicating a lack of high-end appeal. The semi-agricultural characteristics of the locale further diminish its attractiveness for affluent buyers. Student housing The current conditions and moderate rental yield do not position this apartment as ideal for student housing. The demographics and amenities in the surrounding area may not attract the student population effectively.
Tenant Default Risk The tenant stability score of 55/100 indicates a moderate risk of tenant defaults, which could lead to potential disruption in rental income.
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