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 119 m², energy rating E. Located on rua Abel Salazar, 1B, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a marquise balcony that provides versatility, perfect for use as an additional laundry area or extra kitchen support space.
The valuation. The asking price of €320,000 is significantly above the fair value of €189,493, representing an overpricing of €130,507 (40.8%). This discrepancy indicates that the property is overpriced in the current market.
Fair value modelled at €189,493 from the area baseline, adjusted for condition and location. Asking €320,000 sits €130,507 (40.8%) above — overpriced versus fair value.
Asking €320,000 versus the rua Abel Salazar, 1B area baseline of €303,926 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua Abel Salazar, 1B
Area baseline €303,926 + condition +€2,789 + location -€2,268 = modelled fair value of €189,493 (€1,592/m²), a €130,507 (40.8%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Abel Salazar, 1B | Subject | €320,000 | €2,689 | — | 74 | 47 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 38.5% | 78 | 48 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 32.8% | 75 | 48 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 20.0% | 70 | 59 |
| Setúbal (São Sebastião) · cfe2c0 | Active | €215,000 | €4,057 | 50.9% | 85 | 57 |
| Median comp | €247,250 | €3,648 | 35.7% | 77 | 53 |
Long-term rental The property's current valuation of €320,000 exceeds its fair value by 40.8%, indicating it is overpriced relative to comparable rentals in the area. With a gross yield of just 3.7% and a neighbourhood rating of 47/100, the rental prospects in this market appear less attractive than expected. Buy-and-hold Investing in this property as a long-term hold is not advisable as it currently sits at a significant premium above fair value at €320,000. The combination of limited urban infrastructure and a low neighbourhood quality rating of 47/100 could lead to stagnant or declining property values over time.
Economic Risk With an economic stability score of 40/100, the property may face challenges due to a weak local economy, potentially impacting rental demand and pricing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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