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 77 m², built in 2001, energy rating D. Located on avenida D. Manuel I, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a high ground floor location with an elevator, offering accessibility in a well-connected residential area near essential amenities.
The valuation. The asking price of €220,000 is significantly above the fair value of €103,588, representing an overvaluation of €116,412 (52.9%). This property is overpriced based on current market metrics.
Fair value modelled at €103,588 from the area baseline, adjusted for condition and location. Asking €220,000 sits €116,412 (52.9%) above — overpriced versus fair value.
Asking €220,000 versus the avenida D. Manuel I area baseline of €196,658 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
avenida D. Manuel I
Area baseline €196,658 + condition -€16,242 + location -€2,446 = modelled fair value of €103,588 (€1,345/m²), a €116,412 (52.9%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida D. Manuel I | Subject | €220,000 | €2,857 | — | 65 | 45 |
| rua de Damão | Active | €278,000 | €3,610 | 26.4% | 60 | 46 |
| Setúbal (São Sebastião) · 1e61a5 | Active | €255,000 | €3,110 | 8.8% | 68 | 53 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 29.9% | — | 55 |
| avenida Bento Jesus Caraça | Active | €199,900 | €2,856 | 0.1% | 65 | 44 |
| Median comp | €250,000 | €3,360 | 17.6% | 65 | 50 |
Long-term rental The property's price of €220,000 represents a significant 52.9% gap above its fair value of €103,588, indicating that it is overpriced. With a gross yield of only 4.4% and a neighbourhood score of 45/100, this investment may struggle to attract reliable long-term tenants due to its rural characteristics. Buy-and-hold Purchasing this apartment at its asking price does not align with sound investment principles given that it is priced 52.9% above fair value. Additionally, with a condition rating of 62/100 and limited economic opportunities in the area, the potential for property appreciation is quite limited, making it a risky buy-and-hold strategy.
Economic Vulnerability The property faces a significant risk due to a low economic stability score of 40/100, indicating potential fluctuations in market demand and investment returns.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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