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 69 m², energy rating C. Located on praceta José Maria da Silva, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a modern equipped kitchen and has unique dual bathrooms, enhancing functionality in a sought-after neighborhood with proximity to the historic city center.
The valuation. The asking price of €315,000 sits significantly above the fair value of €188,538, indicating that the property is overpriced by €126,462 or 40.1%. This discrepancy suggests a lack of alignment with market fundamentals.
Fair value modelled at €188,538 from the area baseline, adjusted for condition and location. Asking €315,000 sits €126,462 (40.1%) above — overpriced versus fair value.
Asking €315,000 versus the praceta José Maria da Silva area baseline of €182,574 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 74 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
praceta José Maria da Silva
Area baseline €182,574 + condition +€3,773 + location +€2,191 = modelled fair value of €188,538 (€2,732/m²), a €126,462 (40.1%) gap versus the €315,000 asking price.
Buy-and-hold This 2-bed apartment in Setúbal is overpriced with a listing price of €315,000 compared to a fair value of €188,538, indicating a substantial gap of 40.1%. Given the proximity to industrial zones and a neighborhood score of only 53/100, long-term appreciation potential may be limited for this investment. Long-term rental With a gross yield of 3.4%, this property does not present a strong case for long-term rental given its high price relative to fair value. The tenant profile in the area, influenced by industrial activities, may further constrain rental demand. Not ideal for Luxury market, Short-term vacation rental, Student housing.
Tenant Turnover Risk There is a risk of frequent tenant turnover due to a low tenant stability score of 55/100, which may lead to increased vacancy periods and reduced rental income.
