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 81 m², energy rating C. Located on praceta Manuel Nunes de Almeida, 45, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment offers stunning mountain views from both west-facing bedrooms and a spacious living room balcony, enhancing its appeal in a prestigious neighborhood. Original Oak Cabinets: The kitchen retains original oak cabinets, combining timeless charm with functionality.
The valuation. The asking price of €268,000 exceeds the fair value of €203,919 by €64,081 (23.9%), indicating the property is overpriced. This discrepancy suggests that potential buyers should conduct thorough due diligence before proceeding. Buy-to-flip angle. A resale strategy focusing on renovations could capture the value-add potential due to varied material quality, allowing a competitive listing price upon completing improvements. Targeting family buyers could enhance resale appeal in the mixed neighborhood. Buy-to-let angle. With an estimated gross yield of 3.8% (~€849/month), the property can generate steady income through long-term family rentals. The location near Setúbal helps ensure consistent tenant demand and rental stability in the area.
Fair value modelled at €203,919 from the area baseline, adjusted for condition and location. Asking €268,000 sits €64,081 (23.9%) above — overpriced versus fair value.
Asking €268,000 versus the praceta Manuel Nunes de Almeida, 45 area baseline of €214,326 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 62 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit. Full condition report →
Neighbourhood score 51/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
praceta Manuel Nunes de Almeida, 45
Area baseline €214,326 + condition -€11,264 + location +€857 = modelled fair value of €203,919 (€2,518/m²), a €64,081 (23.9%) gap versus the €268,000 asking price.
Long-term rental The property, with a fair value of €203,919, is considered overpriced at €268,000, leading to a limited yield of 3.8% gross. Although Setúbal's proximity offers economic advantages, the high asking price outweighs potential long-term benefits in a market with a neighborhood rating of 51/100. Value-add renovation With a condition rating of 66/100, the apartment presents opportunities for value-add renovation; however, its current listing price of €268,000 is still 23.9% higher than its fair value of €203,919. Investing in renovation could enhance future returns, but the inflated entry point complicates achieving desired profitability. Family rental This 2-bed apartment's location in Setúbal may make it attractive for families, yet the property’s €268,000 listing price is significantly overpriced compared to its fair value of €203,919, which diminishes the investment appeal. The combined factors of crime level and neighborhood score contribute to the concerns over securing reliable tenant quality at this price point.
Economic and Tenant Instability Both the economic stability score of 50/100 and tenant stability score of 55/100 indicate a potential risk due to a weak financial environment and fluctuating tenant satisfaction, which may lead to increased vacancy rates and rental income variability.
