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 104 m², built in 1978, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This penthouse offers exclusive panoramic views of the sea and mountains, uniquely blending urban living with nature, alongside substantial renovation potential for a bespoke living space.
The valuation. The asking price of €330,000 is significantly above the fair value of €150,018, representing an excessive premium of €179,982 (54.5%). Verdict: overpriced. Buy-to-flip angle. A wholesale strategy could involve renovating the, dated bathrooms to enhance appeal, allowing for a resale at a profit above the asking price to potential homeowners or investors. Buy-to-let angle. The property offers a gross yield of 3.3% (~€908/month estimated), primarily targeting long-term renters looking for quality living space in a transitional neighbourhood, despite some dated fixtures.
Fair value modelled at €150,018 from the area baseline, adjusted for condition and location. Asking €330,000 sits €179,982 (54.5%) above — overpriced versus fair value.
Asking €330,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €265,616 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 50 · Amenities 50 · Economic 45 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €265,616 + condition -€13,813 + location -€1,321 = modelled fair value of €150,018 (€1,442/m²), a €179,982 (54.5%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 25f739 | Subject | €330,000 | €3,173 | — | 65 | 48 |
| praceta Manuel Nunes de Almeida, 45 | Active | €268,000 | €3,309 | 4.3% | 62 | 51 |
| Setúbal (São Sebastião) · 99f3c3 | Active | €280,000 | €3,333 | 5.1% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Active | €299,000 | €3,785 | 19.3% | 72 | 52 |
| Setúbal (São Sebastião) · 1e61a5 | Active | €255,000 | €3,110 | 2.0% | 68 | 53 |
| Median comp | €274,000 | €3,321 | 4.7% | 70 | 52 |
Long-term rental The 2-bed apartment in Setúbal, priced at €330,000, significantly exceeds its fair value of €150,018, indicating it is overpriced by 54.5%. With a gross yield of only 3.3% and a neighborhood rating of 48/100, long-term rental prospects may be limited in this transitional area. Value-add renovation Given the current listing price of €330,000, the potential for value-add renovations becomes challenging due to the property being overpriced compared to the fair value of €150,018. The existing condition score of 67/100 suggests that any renovations may not yield sufficient returns in a neighborhood that is not yet fully developed or desirable. Not ideal for luxury market This property’s pricing and characteristics do not align with the expectations of the luxury market, which typically requires higher valuation metrics. The 54.5% gap from fair value and low neighborhood appeal further affirm that it is overpriced. Not ideal for short-term vacation rental The current valuation of €330,000 renders the property a poor candidate for a short-term vacation rental strategy, given the roughly 3.3% gross yield in a less desirable area. With a neighborhood score of 48/100, the appeal for this strategy is limited, reinforcing the overpriced nature of this asset.
Economic and Tenant Instability The low economic stability score of 45/100 combined with a tenant stability score of 45/100 indicates a significant risk of high vacancy rates and potential fluctuations in rental income.
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