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 80 m² on the 1st floor, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a recently remodeled kitchen with shaker-style cabinets and an upgraded bathroom, enhancing both aesthetic appeal and functionality for daily living.
The asking price sits at €264,900, which is €40,900 or 15.4% above our fair value of €224,000, indicating that the property is overpriced. Confidence in this fair value assessment is medium. Rental income. The property has a strong rental income strategy, with an estimated gross yield of 5.7%, placing it in the top quarter of the national range before costs, vacancies, and management.
The asking price is above the fair value. This property's fair value is derived from two models: the Transaction model, which uses real transaction data from 407 recorded sales in the São Sebastião parish, and the Adjusted asking-price model, based on current listings. These models are combined with a weighted blend, giving 55% to the Transaction model and 45% to the Adjusted asking-price model. No conservative adjustments were applied to this property. The result shows that the fair value is €224,000, creating a gap of €40,900, translating to a 15.4% downside compared to the asking price, indicating a medium confidence level.
Gross yield 5.7% (before costs)
The 2-bed apartment in Setúbal presents an opportunity for rental income with an impressive gross yield of 5.7%, placing it in the top quarter of the national rental yield range. However, the asking price of €264,900 exceeds the fair value of €224,000, indicating a 15.4% downside against the asking price. This suggests that while the property's yield potential is strong, its current valuation may not align with its market performance and could limit future investment returns. The apartment's condition, rated at 72/100, and the neighbourhood rating of 50/100 further emphasize the caution needed in considering this investment.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The low economic stability score of 50/100 combined with the tenant stability score of 50/100 raises concerns about the sustainability of rental income and the potential for increased vacancy rates. Fair value certainty risk With the valuation sitting at a fair value of €224,000 and a medium confidence level, the uncertainty regarding the accuracy of this valuation could impact investment decisions, especially considering that transaction micro-location data is not available for this address.
Grade AFindings: 0
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Models 3.4.3 (Data quality v3 · Valuation v4.2 · Strategy v3.1)
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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