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 77 m², energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. UNIQUE FEATURE: The property will include a custom kitchen with modern appliances and a high-security armored door, enhancing both functionality and safety upon completion of renovations.
The valuation. The asking price of €275,000 is €4,594 (1.7%) above the fair value of €270,406, indicating the property is valued fairly within the market.
Fair value modelled at €270,406 from 6 comparable sales in the area. Asking €275,000 sits €4,594 (1.7%) above — overpriced versus fair value.
Asking €275,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €249,860 (€3,245/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €249,860, adjusted for condition and micro-location, gives a modelled fair value of €270,406 (€3,512/m²), a €4,594 (1.7%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0aceec | Subject | €275,000 | €3,571 | — | — | 40 |
| largo Alberto Mendes Fialho | Active | €210,000 | €3,000 | 16.0% | 60 | 54 |
| avenida do Alentejo, 7 | Active | €269,990 | €3,375 | 5.5% | 55 | 45 |
| Setúbal (São Sebastião) · 5ed0bf | Active | €239,000 | €3,855 | 7.9% | 62 | 49 |
| Setúbal (São Sebastião) · b32a7b | Active | €270,000 | €3,649 | 2.2% | 62 | 55 |
| Median comp | €254,495 | €3,512 | 1.7% | 61 | 52 |
Long-term rental The 2-bed apartment in Setúbal shows a fair valuation with a gap of only 1.7% from the fair value, suggesting a stable investment for long-term rental income. However, the low tenant quality and rural influence may limit demand, significantly affecting profitability. Family rental Given the gross yield of 3.7%, this property offers reasonable potential for family rentals; yet, its condition score of 57/100 indicates that renovations may be necessary to attract tenants. Furthermore, the area's limited economic activity may not appeal to families seeking vibrant community amenities, reflecting on tenant longevity and rental stability.
Economic Vulnerability The property faces a significant risk due to an economic stability score of 40/100, indicating a weak local economy that could impact rental income and property value. Tenant Instability A tenant stability score of 45/100 suggests a high likelihood of turnover, leading to potential vacancies and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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