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.
4-bedroom, 2-bathroom apartment of 148 m², energy rating C. Located on rua Bombeiros de Setúbal, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features a cozy balcony perfect for morning coffee and a pantry providing additional storage solutions, enhancing both comfort and functionality for family living.
The valuation. The asking price of €380,000 sits €144,358 (38.0%) above the fair value of €235,642, indicating the property is overpriced. Buyers should be cautious considering the significant premium.
Fair value modelled at €235,642 from the area baseline, adjusted for condition and location. Asking €380,000 sits €144,358 (38.0%) above — overpriced versus fair value.
Asking €380,000 versus the rua Bombeiros de Setúbal area baseline of €377,992 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 50 · Economic 50 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
rua Bombeiros de Setúbal
Area baseline €377,992 + condition +€5,319 + location -€4,700 = modelled fair value of €235,642 (€1,592/m²), a €144,358 (38.0%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bombeiros de Setúbal | Subject | €380,000 | €2,568 | — | 75 | 45 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 1.9% | 75 | 48 |
| avenida Doutor António Rodrigues Manito, 94 | Active | €340,000 | €2,556 | 0.4% | 73 | 58 |
| rua Camilo Castelo Branco | Active | €340,000 | €2,636 | 2.7% | 72 | 53 |
| rua Jerónimo Osório de Castro, 3 | Active | €600,000 | €2,459 | 4.2% | 75 | 49 |
| Median comp | €342,500 | €2,537 | 1.2% | 74 | 51 |
Long-term rental This property, with a fair value of €235,642, is listed at €380,000, indicating a significant overpricing of 38.0%, which diminishes the investment viability for long-term rental. The 3.9% gross yield does not compensate for the high entry cost, especially in a neighbourhood rated only 45/100, affecting tenant quality and demand. Buy-and-hold The current pricing of €380,000 positions this 4-bed apartment as overpriced against its fair value, undermining the potential for capital appreciation over time. Given the industrial area's influence and the low neighbourhood score, the long-term potential of this investment appears limited and not conducive to a buy-and-hold strategy. Value-add renovation Although a value-add renovation strategy could enhance the property, paying €380,000 for an asset valued at €235,642 makes it financially unfeasible. The surrounding industrial area and average condition rating of 77/100 further complicate any anticipated value creation, highlighting the risks associated with this overpriced investment.
Economic and Tenant Instability: With an economic stability score of 50/100 and a tenant stability score of 40/100, there is a significant risk of fluctuations in rental income and potential increases in vacancy rates due to tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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