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, 3-bathroom apartment of 90 m² on the 2nd floor, built in 1980, energy rating D. Located on avenida Doutor António Rodrigues Manito, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: This apartment includes two balconies, enhancing outdoor space and providing an ideal spot for morning coffee or evening relaxation amidst Setúbal's vibrant atmosphere.
The valuation. The asking price of €350,000 sits €103,409 above the fair value of €246,591, equating to a 29.5% premium. This property is considered overpriced relative to its assessed value.
Fair value modelled at €246,591 from the area baseline, adjusted for condition and location. Asking €350,000 sits €103,409 (29.5%) above — overpriced versus fair value.
Asking €350,000 versus the avenida Doutor António Rodrigues Manito area baseline of €238,140 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Doutor António Rodrigues Manito
Area baseline €238,140 + condition +€4,641 + location +€3,810 = modelled fair value of €246,591 (€2,740/m²), a €103,409 (29.5%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor António Rodrigues Manito | Subject | €350,000 | €3,889 | — | 75 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f8ff | Active | €515,000 | €3,388 | 12.9% | 73 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5ac0 | Active | €360,000 | €3,529 | 9.2% | 75 | 56 |
| Setúbal (São Sebastião) · 0dcf31 | Active | €449,000 | €3,773 | 3.0% | 73 | 44 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 6.0% | 75 | 56 |
| Median comp | €404,500 | €3,593 | 7.6% | 74 | 56 |
Long-term rental The property, listed at €350,000 with a fair value of €246,591, presents a significant gap of 29.5%, indicating it is overpriced for long-term rental investment. With a gross yield of only 3.2%, the returns will likely be underwhelming given the current market conditions. Value-add renovation Although the apartment has a decent condition rating of 78/100, the high price tag of €350,000 versus its fair value of €246,591 suggests it is overpriced for value-add renovation strategies. The expected return on investment may not justify the upfront capital required to bring the property to its full potential while addressing the neighbourhood's lower quality rating of 54/100.
Economic Vulnerability A low economic stability score of 45/100 suggests potential challenges in the local economy which may affect property values or rental income.
