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.
4-bedroom, 2-bathroom house of 92 m², energy rating D. Located on rua União das Freguesias de Setúbal, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes two kitchens and three living rooms, providing flexible living arrangements for multi-generational families or potential rental income opportunities.
The valuation. The asking price of €242,500 is above the fair value of €219,982, indicating that the property is overpriced by €22,518 (9.3%). This disparity suggests potential buyers should approach with caution.
Fair value modelled at €219,982 from the area baseline, adjusted for condition and location. Asking €242,500 sits €22,518 (9.3%) above — overpriced versus fair value.
Asking €242,500 versus the rua União das Freguesias de Setúbal area baseline of €252,632 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 54 · Materials 57 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua União das Freguesias de Setúbal
Area baseline €252,632 + condition -€28,319 + location +€4,869 = modelled fair value of €219,982 (€2,391/m²), a €22,518 (9.3%) gap versus the €242,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua União das Freguesias de Setúbal | Subject | €242,500 | €2,636 | — | 54 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 38bad4 | Active | €310,000 | €2,081 | 21.1% | 54 | 47 |
| Palmela · 99f41c | Active | €218,000 | €1,463 | 44.5% | 42 | 48 |
| Gâmbia-Pontes-Alto da Guerra · 6d530a | Active | €595,000 | €2,479 | 5.9% | 73 | 49 |
| rua do Rosmaninho, 2 | Active | €575,000 | €2,255 | 14.5% | — | 49 |
| Median comp | €442,500 | €2,168 | 17.8% | 54 | 49 |
Long-term rental The property is overpriced at €242,500, as its fair value is estimated at €219,982, resulting in a 9.3% gap. With a gross yield of 6.7%, the investment may not deliver the expected returns in a less densely populated area focusing on agriculture. Value-add renovation Given that the property is currently valued at a significant premium compared to its fair market value, any renovation efforts would need to be carefully assessed against the 9.3% gap. The neighborhood's overall low condition rating of 55/100 suggests that renovations may not significantly enhance value under the current pricing. Buy-and-hold Holding onto this property seems less appealing due to its overpriced status and the marginal 6.7% gross yield, which may not adequately compensate for market risks. Additionally, with a neighborhood rating of 55/100, long-term appreciation potential appears limited, detracting from the investment's attractiveness.
Economic Vulnerability The economic stability score of 40/100 indicates a significant risk of potential downturns impacting property values and rental income.
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