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 79 m² on the 3rd floor, built in 1983, energy rating E. Located on rua Tomás Ribeiro, 110, Sado parish, Setúbal municipality, Setúbal district. This apartment features a unique sunroom and balcony, offering enhanced outdoor space ideal for relaxation or utility, which are highly sought-after in this market.
The asking price of €210,500 is above our assessed fair value of €185,000, indicating a potential downside of 12.3%. Rental income. This property presents a strong rental income opportunity with an estimated gross yield of 6.0%, positioning it in the top quarter of the national range. Renovation upside. With a condition rating of 63/100, there is a feasible renovation upside, as indicative works cost approximately €630/m² for a cosmetic renovation, providing an entry margin for improvements.
The fair value of this property is established using a blend of the Transaction model, which relies on real transaction data from 36 recent sales in the parish of Sado, and the Adjusted asking-price model based on current listings. Each model accounts for 50% of the overall valuation. Conservative adjustments have been made to account for costs related to necessary repairs where applicable, resulting in a fair value of €185,000. This means that the asking price is above the fair value by €25,500, indicating a 12.3% downside from the asking price. The confidence in this valuation is high.
Gross yield 6% (before costs)
This 2-bed apartment in Sado, Setúbal presents an investment opportunity primarily through its projected rental income yield of 6.0%, which ranks in the top quartile nationally and indicates strong market demand. However, with an asking price of €210,500, the property is assessed as overpriced, with a fair value estimated at €185,000, reflecting a 12.3% downside versus the asking price. Additionally, given its condition score of 63/100, there is potential for upside through renovation; the estimated costs for cosmetic improvements at €630/m² could enhance both the property's value and appeal. Thus, while the investment has merits, the current pricing presents a notable hurdle for immediate profitability.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk With both the economic stability and tenant stability scores at 50/100, there is a significant risk of fluctuating rental income and potential vacancies due to the uncertain demand in the area.
Grade AFindings: 0
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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