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.
3-bedroom, 2-bathroom apartment of 96 m², energy rating C. Located on rua Gil Eanes, 12, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a sunroom in one bedroom and a balcony, enhancing outdoor space and natural light in the apartment.
The valuation. The asking price of €290,000 exceeds the fair value of €150,429 by €139,571, which represents a significant 48.1% markup. This property is clearly overpriced based on current market analyses.
Fair value modelled at €150,429 from the area baseline, adjusted for condition and location. Asking €290,000 sits €139,571 (48.1%) above — overpriced versus fair value.
Asking €290,000 versus the rua Gil Eanes, 12 area baseline of €245,184 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 43/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua Gil Eanes, 12
Area baseline €245,184 + condition +€2,250 + location -€4,269 = modelled fair value of €150,429 (€1,567/m²), a €139,571 (48.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes, 12 | Subject | €290,000 | €3,021 | — | 75 | 43 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 6.8% | 72 | 49 |
| avenida Dom João | Active | €370,000 | €2,891 | 4.3% | 74 | 54 |
| avenida Mestre Lima de Freitas, 49 | Active | €449,000 | €2,860 | 5.3% | 74 | 54 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 21.0% | 75 | 56 |
| Median comp | €409,500 | €3,059 | 1.3% | 74 | 54 |
Long-term rental The property in Setúbal is priced at €290,000, which represents a significant 48.1% premium over its fair value of €150,429, indicating it is overpriced. With a gross yield of only 3.6% and a neighbourhood score of just 43/100, the potential for attractive long-term rental returns is severely limited. Buy-and-hold This apartment's high listing price of €290,000 reflects a 48.1% gap above its fair value, making it an overpriced asset for a buy-and-hold strategy. Coupled with its relatively low gross yield of 3.6% and a neighbourhood rating of 43/100, the investment may not meet the long-term appreciation expectations typical of a successful buy-and-hold approach.
Economic Risk The property is exposed to significant economic instability with a score of 35/100, indicating a challenging financial environment that may impact rental income and property value.
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