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.
3-bedroom, 2-bathroom apartment of 87 m², built in 1978, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers a spacious open-plan living area that encourages flexibility in design, complemented by a balcony featuring unobstructed views and abundant natural light.
The valuation. The asking price of €279,000 is €59,976 (21.5%) above the fair value of €219,024, indicating that the property is overpriced. This discrepancy suggests a lack of alignment between market expectations and the current listing. Buy-to-flip angle. Pursuing a buy-to-flip strategy in this case may encounter challenges due to the property's overpriced status, which could limit potential profit margins upon resale. Effective renovations would need to be identified to align the property with market expectations. Buy-to-let angle. Implementing a rental strategy aims to leverage the estimated gross yield of 4.3%, which translates to approximately €1,000 per month. This approach could provide steady income, albeit influenced by the area's mixed neighborhood rating and employment opportunities.
Fair value modelled at €219,024 from the area baseline, adjusted for condition and location. Asking €279,000 sits €59,976 (21.5%) above — overpriced versus fair value.
Asking €279,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €238,902 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 45 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €238,902 + condition -€12,098 + location +€921 = modelled fair value of €219,024 (€2,518/m²), a €59,976 (21.5%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 001756 | Subject | €279,000 | €3,207 | — | 70 | 51 |
| rua de Badajoz | Active | €399,800 | €2,897 | 9.7% | 65 | 49 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €2,864 | 10.7% | 65 | 52 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 26.1% | 70 | 53 |
| avenida Doutor António Rodrigues Manito, 14 | Active | €295,000 | €2,682 | 16.4% | 60 | 54 |
| Median comp | €305,000 | €2,773 | 13.5% | 65 | 53 |
Long-term rental This property, priced at €279,000, is 21.5% over fair value and may struggle to attract high-quality tenants due to its location near an industrial zone with limited employment opportunities. The gross yield of 4.3% does not justify the investment, especially considering the average condition rating of 66/100 and the neighborhood score of 51/100, indicating challenges in securing reliable long-term rentals. Buy-and-hold At €279,000, this apartment is overpriced compared to its fair value of €219,024, presenting significant risks for long-term capital appreciation. The combination of a low yield of 4.3% and the less favorable conditions of the property and neighborhood suggest that holding this asset may not deliver the expected returns over time. Family rental Given its asking price of €279,000, this apartment exceeds fair value by 21.5%, making it less appealing for families seeking affordable housing options. Furthermore, the mediocre neighborhood rating of 51/100 and the property condition of 66/100 may deter families from considering it as a suitable rental option, limiting occupancy potential.
Economic and Tenant Instability The property has a low economic stability score of 55/100 and a tenant stability score of 55/100, indicating potential volatility in rental income and increased turnover risk.
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