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 80 m², energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a well-designed kitchen with an optimized layout that includes a dedicated organization area, enhancing functionality and space efficiency.
The valuation. The asking price of €265,000 sits significantly above the fair value of €216,208, representing an overpricing of €48,792 (18.4%). This indicates that the property is not a good investment opportunity based on its current asking price.
Fair value modelled at €216,208 from the area baseline, adjusted for condition and location. Asking €265,000 sits €48,792 (18.4%) above — overpriced versus fair value.
Asking €265,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €207,280 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €207,280 + condition +€5,375 + location -€847 = modelled fair value of €216,208 (€2,703/m²), a €48,792 (18.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · dbd4bc | Subject | €265,000 | €3,313 | — | 76 | 49 |
| rua José Pedro da Silva, 9 | Active | €299,000 | €3,602 | 8.8% | 80 | 57 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 12.5% | 76 | 56 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 0% | 74 | 47 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 0.6% | 75 | 51 |
| Median comp | €285,000 | €3,323 | 0.3% | 76 | 54 |
Buy-and-hold The current listing price of €265,000 represents an 18.4% gap from the fair value of €216,208, indicating that this property is overpriced. With a gross yield of 3.9%, the potential long-term return may not justify the elevated purchase price, especially in a region focused primarily on agriculture. Long-term rental Given the property's pricing, it may be challenging to attract tenants at a rate that would ameliorate the 18.4% gap from fair value, as the local market is driven by its rural context. The neighbourhood's low score of 49/100 suggests limited demand and amenities that could further impede the rental attractiveness of this property at its current asking price.
Tenant turnover risk: With a tenant stability score of 45/100, there's a significant likelihood of high tenant turnover, potentially leading to increased vacancies and associated costs for the property owner.
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