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 apartment of 110 m², energy rating C. Located on avenida Doutor António Rodrigues Manito, 14, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious sunroom balcony with unobstructed views of the Arrábida mountains and the Sado river, ideal for enjoying sunsets in a tranquil setting.
The valuation. The asking price of €295,000 sits above the fair value of €273,373 by €21,627 (7.3%). This property is considered overpriced based on current market conditions and valuation assessments.
Fair value modelled at €273,373 from the area baseline, adjusted for condition and location. Asking €295,000 sits €21,627 (7.3%) above — overpriced versus fair value.
Asking €295,000 versus the avenida Doutor António Rodrigues Manito, 14 area baseline of €302,060 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 60 · Materials 65 · Room dimensions 63). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
avenida Doutor António Rodrigues Manito, 14
Area baseline €302,060 + condition -€22,344 + location +€4,657 = modelled fair value of €273,373 (€2,485/m²), a €21,627 (7.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor António Rodrigues Manito, 14 | Subject | €295,000 | €2,682 | — | 60 | 54 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €2,864 | 6.8% | 65 | 52 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €3,000 | 11.9% | — | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 001756 | Active | €279,000 | €3,207 | 19.6% | 70 | 51 |
| rua de Badajoz | Active | €399,800 | €2,897 | 8.0% | 65 | 49 |
| Median comp | €315,000 | €2,949 | 9.9% | 65 | 52 |
Long-term rental The property is overpriced at €295,000, which is 7.3% above its fair value of €273,373, limiting the potential for strong rental yield growth. Despite a gross yield of 4.9%, the median condition score of 62/100 and a neighbourhood score of 54/100 indicate challenges in attracting reliable tenants in the long run. Buy-and-hold While holding potential, the overpricing of this property at €295,000 complicates its attractiveness as a long-term investment. The relatively low condition and neighbourhood ratings suggest that the asset may not appreciate significantly, diminishing the overall investment outlook for buy-and-hold strategies.
Potential for High Vacancy Rates The economic stability score of 55/100 coupled with a tenant stability score of 55/100 suggests a risky environment that could lead to difficulty in maintaining occupancy levels.
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