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, 2-bathroom apartment of 79 m², energy rating E. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property boasts a 24 m² balcony that spans the length of the apartment, providing ample outdoor space and excellent sun exposure for residents.
The valuation. The asking price of €255,000 sits €105,535 (41.4%) above the fair value of €149,465, making this property overpriced. Its condition and location further diminish its appeal, reflecting the need for a significant rethink of the asking price.
Fair value modelled at €149,465 from the area baseline, adjusted for condition and location. Asking €255,000 sits €105,535 (41.4%) above — overpriced versus fair value.
Asking €255,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €209,034 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 22/100 (Condition 15 · Materials 25 · Room dimensions 30). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 57/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €209,034 + condition -€65,422 + location +€5,853 = modelled fair value of €149,465 (€1,892/m²), a €105,535 (41.4%) gap versus the €255,000 asking price.
Long-term rental The 2-bed apartment in Setúbal is overpriced by 41.4%, with a listing price of €255,000 compared to a fair value of €149,465, making it unappealing for long-term rental investments. With a gross yield of 0% and a condition rating of 22/100, the property lacks the necessary criteria to attract reliable tenants over time. Family rental Given the current listing price of €255,000 which is significantly above its fair value of €149,465, this property is not a viable option for family rentals. The adverse yield and poor condition further diminish its attractiveness for family-oriented tenants seeking quality living environments.
Economic Risk The economic stability score of 55 indicates the potential for fluctuations in the local economy, which could adversely affect rental income and property value. Tenant Turnover Risk With a tenant stability score of 60, there is a moderate likelihood of tenant turnover, which may lead to periods of vacancy and loss of rental income.
