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 53 m², energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes a beautifully designed mezzanine with skylights, providing ideal space for a home office or reading area, enhancing its charm and functionality. Location and Access: Offers panoramic views of the Sado River, creating a serene living environment. Condition Notes: Restoration includes high-end finishes, notably the modern kitchen with green glazed tiles. Extra Space: An additional renovated area enhances livability without compromising style.
The valuation. The asking price of €265,000 sits €46,734 (21.4%) above the fair value of €218,266, indicating the property is overpriced compared to market standards. This discrepancy suggests a need for careful consideration before proceeding. Buy-to-flip angle. The buy-to-flip strategy would require identifying potential value-add renovations to enhance the property’s appeal and secure a profitable resale. Given the current market conditions, an improved presentation could attract buyers willing to pay a premium. Buy-to-let angle. A buy-to-let strategy estimates a gross yield of 5%, translating to around €1,104 in monthly rental income. The contemporary finishes and modern fixtures can justify the asking rent, attracting long-term tenants in the semi-urban area.
Fair value modelled at €218,266 from 6 comparable sales in the area. Asking €265,000 sits €46,734 (21.4%) above — overpriced versus fair value.
Asking €265,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €175,559 (€3,312/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 €175,559, adjusted for condition and micro-location, gives a modelled fair value of €218,266 (€4,118/m²), a €46,734 (21.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0acf44 | Subject | €265,000 | €5,000 | — | 87 | 61 |
| Setúbal (São Sebastião) · 7cad38 | Active | €375,000 | €3,750 | 25.0% | 80 | 50 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 29.4% | 75 | 47 |
| rua Jacob Azambuja, 20 | Active | €284,000 | €4,057 | 18.9% | 80 | 50 |
| Setúbal (São Sebastião) · 38b7b6 | Active | €450,000 | €4,167 | 16.7% | 80 | 52 |
| Median comp | €352,500 | €4,112 | 17.8% | 80 | 50 |
Long-term rental The property's gross yield of 5% is attractive; however, priced at €265,000, it is notably above the fair value of €218,266, indicating a 21.4% premium. Given its location in a semi-urban area with limited economic opportunities, long-term rental potential may be weakened by tenant demand. Buy-and-hold At a price that exceeds its fair value by 21.4%, the house presents a challenging buy-and-hold strategy for investors looking for appreciation. The combination of a mediocre neighbourhood score of 61/100 and an economic landscape lacking prominence means long-term growth may not materialize as hoped. Value-add renovation While the property is rated 82/100 in condition, suggesting it may require minimal updates, the current listing price of €265,000 reflects an alarming 21.4% overvaluation. Engaging in a value-add renovation strategy may not yield sufficient returns due to the excessive initial investment against fair value. Not ideal for luxury market This property, with its market position and evaluative metrics, stands firmly outside the luxury segment, given its 61/100 neighbourhood rating and overall pricing. Investing in luxury markets would not be warranted based on the current attributes and context of this property. Not ideal for short-term vacation rental The semi-urban setting, coupled with a lack of significant tourism draw and an overpriced culture, dissuades short-term vacation rental investments. With market dynamics pushing this property 21.4% above fair value, securing favorable returns through vacation rentals appears unlikely. Not ideal for student housing The property’s location isn't in an area that boasts a strong educational hub, and its pricing over fair value further complicates a student housing strategy. Thus, potential investors should steer clear of this segment to avoid financial pitfalls.
Economic and Tenant Instability Risk With an economic stability score of 55/100 and a tenant stability score of 65/100, there is a moderate risk of fluctuating income due to potential tenant turnover and economic downturns affecting property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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