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 house of 65 m², built in 1951, energy rating D. Located on rua Camilo Castelo Branco, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a recently renovated kitchen with modern cabinetry and high-end finishes, along with a premium bathroom featuring marble-effect tiles and matte black hardware.
The valuation. The asking price of €315,000 is €42,989 (15.8%) above the fair value of €272,011, indicating the property is overpriced. This discrepancy may deter potential buyers looking for a favorable investment.
Fair value modelled at €272,011 from 6 comparable sales in the area. Asking €315,000 sits €42,989 (15.8%) above — overpriced versus fair value.
Asking €315,000 versus the rua Camilo Castelo Branco area baseline of €221,978 (€3,415/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €221,978, adjusted for condition and micro-location, gives a modelled fair value of €272,011 (€4,185/m²), a €42,989 (15.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Camilo Castelo Branco | Subject | €315,000 | €4,846 | — | 85 | 46 |
| Setúbal (São Sebastião) · 7cad38 | Active | €375,000 | €3,750 | 22.6% | 80 | 50 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 33.5% | 75 | 47 |
| rua Jacob Azambuja, 20 | Active | €284,000 | €4,057 | 16.3% | 80 | 50 |
| Setúbal (São Sebastião) · 38b7b6 | Active | €450,000 | €4,167 | 14.0% | 80 | 52 |
| Median comp | €352,500 | €4,112 | 15.1% | 80 | 50 |
Long-term rental The property, listed at €315,000, is priced 15.8% above its fair value of €272,011, making it a less attractive option for long-term rental investments. While it offers a gross yield of 4.4%, the inadequate neighborhood rating of 46/100 suggests that demand may be limited. Value-add renovation Investing in this property for a value-add renovation strategy is less appealing due to its current pricing, standing €43,000 above fair value. The house, while in decent condition with a score of 81/100, may not justify the investment if the local market dynamics remain stagnant. Family rental Although the property could theoretically serve as a family rental, its current asking price is still above fair value, which makes it a questionable investment. Coupled with the neighborhood's low score of 46/100, potential tenants might be deterred despite a reasonable gross yield of 4.4%. Not ideal for: Short-term vacation rental, Luxury market, Student housing Conclusão: The current pricing structure indicates that the property is overpriced, limiting its attractiveness across various rental strategies.
Tenant turnover risk The tenant stability score of 55/100 indicates a moderate likelihood of tenant turnover, which may lead to increased vacancy rates and potential disruptions in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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