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 128 m², built in 1995, energy rating C. Located on avenida Dom João, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts unobstructed views of the historic Palmela Castle and the field of the Commerce and Industry Club, enhancing its appeal as a prime residence.
The valuation. The asking price of €370,000 significantly exceeds the fair value of €210,516 by €159,484, reflecting an overall overpricing of 43.1%. This property does not represent a financially sound investment at its current price.
Fair value modelled at €210,516 from the area baseline, adjusted for condition and location. Asking €370,000 sits €159,484 (43.1%) above — overpriced versus fair value.
Asking €370,000 versus the avenida Dom João area baseline of €305,536 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 40 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Dom João
Area baseline €305,536 + condition +€4,000 + location +€3,252 = modelled fair value of €210,516 (€1,645/m²), a €159,484 (43.1%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom João | Subject | €370,000 | €2,891 | — | 74 | 54 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 4.5% | 75 | 43 |
| rua Madalena Claro | Active | €375,000 | €3,074 | 6.3% | 74 | 52 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 11.6% | 72 | 49 |
| avenida Mestre Lima de Freitas, 49 | Active | €449,000 | €2,860 | 1.1% | 74 | 54 |
| Median comp | €412,000 | €3,048 | 5.4% | 74 | 51 |
Long-term rental The current listing price of €370,000 is significantly above the fair value of €210,516, suggesting the property is overpriced by 43.1%. With a gross yield of only 3.5%, this investment lacks the attractive return potential that would justify the high entry price. Value-add renovation Although the apartment's condition is decent with a score of 77/100, the steep price tag of €370,000 compared to the fair value hints at overvaluation, limiting the financial sense of pursuing a value-add strategy. Renovation may enhance the property’s appeal, yet the substantial gap to fair value raises concerns over potential returns. Family rental The listing price makes the property less appealing for family rentals in an area that leans heavily on agriculture and has a neighborhood score of just 54/100, indicating some local socioeconomic challenges. At 43.1% over fair value, the investment does not present the stability and growth typically sought after in family-oriented rental properties.
Low Economic Resilience The economic stability score of 45/100 indicates a high risk of fluctuating market conditions that could negatively impact property value and rental income over time.
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