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, energy rating C. Located on rua da Electricidade, 5, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment uniquely offers two balconies, enhancing outdoor space options, and is conveniently situated near vibrant local amenities and public transport for a car-free lifestyle.
The valuation. The asking price of €268,000 significantly exceeds the fair value of €136,961, representing a 48.9% overvaluation. This discrepancy highlights the property as overpriced and less attractive for immediate investment.
Fair value modelled at €136,961 from the area baseline, adjusted for condition and location. Asking €268,000 sits €131,039 (48.9%) above — overpriced versus fair value.
Asking €268,000 versus the rua da Electricidade, 5 area baseline of €214,536 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 40 · Amenities 60 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua da Electricidade, 5
Area baseline €214,536 + condition +€1,969 + location +€1,601 = modelled fair value of €136,961 (€1,630/m²), a €131,039 (48.9%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Electricidade, 5 | Subject | €268,000 | €3,190 | — | 74 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5881 | Active | €289,000 | €4,817 | 51.0% | 76 | 53 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 27.0% | 79 | 56 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 11.9% | 75 | 48 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 1.2% | 70 | 59 |
| Median comp | €255,000 | €3,812 | 19.5% | 76 | 55 |
Family rental The property is priced at €268,000, significantly above the fair value of €136,961, indicating a 48.9% gap, which diminishes its attractiveness for family rentals. With a gross yield of 3.3% and a neighborhood score of 53/100, the investment offer does not align with standard rental returns, suggesting the property is overpriced. Buy-and-hold At a listing price of €268,000 compared to a fair value of €136,961, there is a notable 48.9% discrepancy that raises concerns about long-term profitability for a buy-and-hold strategy. The property’s gross yield of 3.3% is lower than what is generally acceptable, reinforcing the perception that this investment is overpriced. Value-add renovation Although the apartment has a reasonable condition score of 77/100, its current market price of €268,000—48.9% higher than the fair value—limits the appeal of potential value-add renovations. Upgrading the property might not yield adequate returns, as the investment remains overpriced given the significant valuation gap and modest yield of 3.3%.
Economic Vulnerability With an economic stability score of 50/100, the property faces potential risks related to local market fluctuations that could impact rental income and property value.
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