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 138 m² on the 2nd floor, built in 1999, energy rating C. Located on rua de Badajoz, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a heat recovery system in the living room, enhancing energy efficiency and comfort throughout the seasons.
The valuation. The asking price of €399,800 is significantly above the fair value of €344,281, resulting in an overpriced property by €55,519 (13.9%). This discrepancy suggests potential buyers should approach with caution.
Fair value modelled at €344,281 from the area baseline, adjusted for condition and location. Asking €399,800 sits €55,519 (13.9%) above — overpriced versus fair value.
Asking €399,800 versus the rua de Badajoz area baseline of €357,558 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 50 · Amenities 40 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua de Badajoz
Area baseline €357,558 + condition -€19,406 + location -€1,461 = modelled fair value of €344,281 (€2,495/m²), a €55,519 (13.9%) gap versus the €399,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Badajoz | Subject | €399,800 | €2,897 | — | 65 | 49 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 18.2% | 70 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 001756 | Active | €279,000 | €3,207 | 10.7% | 70 | 51 |
| Setúbal (São Sebastião) · 25f4d9 | Active | €349,000 | €3,088 | 6.6% | — | 40 |
| avenida República da Guiné-Bissau | Active | €350,000 | €2,846 | 1.8% | 54 | 48 |
| Median comp | €314,000 | €2,967 | 2.4% | 70 | 50 |
Long-term rental The expected yield of 3.4% is modest given the property is overpriced by 13.9%, suggesting limited returns for a long-term rental strategy. Additionally, the rural location and lower neighbourhood ratings indicate potential challenges in attracting quality tenants. Buy-and-hold Considering the fair value of €344,281, holding the property at the current listing price of €399,800 may result in substantial unrealized losses over time. The lack of urban influence and economic reliance on agriculture and local tourism further detracts from the long-term appreciation potential of this investment.
Tenant turnover risk: With a tenant stability score of 50/100, there is a significant chance of frequent tenant turnover, which could result in increased vacancy periods and related costs.
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