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 84 m², built in 1994, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a spacious entrance hall with floating floor and recessed lighting in the living room, enhancing its modern aesthetic and functionality.
The valuation. The asking price of €295,000 sits significantly above the fair value of €128,964, reflecting a markup of €166,036 or 56.3%. This property is considered overpriced.
Fair value modelled at €128,964 from the area baseline, adjusted for condition and location. Asking €295,000 sits €166,036 (56.3%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €214,536 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 40 · Economic 50 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €214,536 + condition -€6,563 + location +€2,134 = modelled fair value of €128,964 (€1,535/m²), a €166,036 (56.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 023929 | Subject | €295,000 | €3,512 | — | 72 | 54 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 4.5% | 74 | 48 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 0.9% | 70 | 52 |
| rua Flávio Resende | Active | €310,000 | €3,100 | 11.7% | 80 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Active | €269,000 | €3,363 | 4.3% | 72 | 45 |
| Median comp | €285,000 | €3,358 | 4.4% | 73 | 49 |
Buy-and-hold This 2-bed apartment in Setúbal is overpriced at €295,000, representing a significant 56.3% gap compared to its fair value of €128,964. With a gross yield of only 3.5% and a neighbourhood score of 54/100, the investment potential seems limited and not aligned with growth expectations. Family rental The property may appeal to families due to its space but remains overpriced relative to its fair value of €128,964, leading to a substantial gap of 56.3%. Additionally, the condition score of 70/100 and a neighbourhood index of 54/100 suggest challenges in attracting quality long-term tenants. Luxury market This apartment is not suitable for the luxury market, as its pricing of €295,000 far exceeds its fair value of €128,964, indicating it is overpriced by 56.3%. Furthermore, its lower condition score and the economic context of Setúbal's industrial zone do not support luxury pricing. Short-term vacation rental The property is overpriced at €295,000, with a substantial 56.3% gap when compared to its fair value of €128,964, positioning it unfavorably for short-term vacation rental investments. The suburban setting and car dependency further limit its attractiveness in a competitive short-term rental market.
Economic Vulnerability The property faces a heightened risk due to its economic stability score of 50/100, indicating potential challenges in maintaining tenant occupancy and 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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