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 98 m², energy rating B. Located on avenida de Angola, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Highlight: The apartment boasts a unique suite with a private balcony, while an additional bedroom has been converted into a spacious closet, enhancing both comfort and storage capacity.
The valuation. The asking price of €320,000 is significantly above fair value, which is estimated at €256,468, resulting in an overestimation of €63,532 (19.9%). This property is overpriced compared to the market. Buy-to-flip angle. Given the current market conditions, a buy-to-flip strategy could yield potential profits; however, the high initial pricing may limit margins for resale. Quick renovations may be necessary to attract buyers. Buy-to-let angle. With a gross yield of 3.8%, this property can generate estimated rental income of €1,013/month, making it suitable for long-term rentals. However, the location's rural emphasis and mixed neighborhood may impact tenant demand.
Fair value modelled at €256,468 from the area baseline, adjusted for condition and location. Asking €320,000 sits €63,532 (19.9%) above — overpriced versus fair value.
Asking €320,000 versus the avenida de Angola area baseline of €259,308 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 75 · Materials 78 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
avenida de Angola
Area baseline €259,308 + condition -€766 + location -€2,074 = modelled fair value of €256,468 (€2,617/m²), a €63,532 (19.9%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Angola | Subject | €320,000 | €3,265 | — | 75 | 48 |
| rua Fernando Santos, 84 | Active | €464,000 | €2,900 | 11.2% | 78 | 48 |
| rua José Pereira Martins, 25 | Active | €359,000 | €2,872 | 12.0% | 80 | 39 |
| travessa Bonfim, 1 | Active | €399,000 | €2,850 | 12.7% | 72 | 55 |
| avenida de Moçambique, 6 | Active | €430,000 | €2,867 | 12.2% | 75 | 58 |
| Median comp | €414,500 | €2,870 | 12.1% | 77 | 52 |
Long-term rental The current listing price of €320,000 reflects a 19.9% markup over the fair value of €256,468, indicating that the property is overpriced. With a gross yield of only 3.8% and a low neighborhood rating of 48/100, the investment potential for long-term rental appears limited. Family rental Valued at €320,000, the property exceeds its fair value by 19.9%, suggesting it is overpriced for family rental purposes. The combination of a modest gross yield of 3.8% and the neighborhood's overall score of 48/100 raises concerns about its suitability for attracting long-term family tenants.
Economic vulnerability With an economic stability score of 40/100, there is a significant risk that local economic conditions could deteriorate, potentially leading to reduced rental demand or lower property values.
