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, 1-bathroom apartment of 112 m². Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts an impressive 80m² private terrace, ideal for outdoor gatherings, and is situated in a tranquil dead-end square with minimal traffic impact. Overall Condition: The property is in the final renovation stages, with notable areas needing detailed finishing.
The valuation. The asking price of €345,000 is significantly above the fair value of €270,469, representing an overpricing of €74,531, or 21.6%. This excess indicates that potential investors may face challenges in achieving immediate returns.
Fair value modelled at €270,469 from the area baseline, adjusted for condition and location. Asking €345,000 sits €74,531 (21.6%) above — overpriced versus fair value.
Asking €345,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €296,352 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 60 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 40 · Amenities 45 · 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 €296,352 + condition -€30,625 + location +€4,742 = modelled fair value of €270,469 (€2,415/m²), a €74,531 (21.6%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 02382b | Subject | €345,000 | €3,080 | — | 60 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 032543 | Active | €280,000 | €3,636 | 18.1% | 62 | 46 |
| rua das Dálias, 6 | Active | €254,900 | €2,999 | 2.6% | 68 | 44 |
| rua de Damão | Active | €278,000 | €3,610 | 17.2% | 60 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 1.0% | 68 | 45 |
| Median comp | €266,450 | €3,330 | 8.1% | 65 | 46 |
Long-term rental The listed price of €345,000 significantly exceeds the fair value of €270,469, resulting in a 21.6% gap, indicating that the property is overpriced. With a gross yield of only 3.9% and an average neighborhood rating of 54/100, long-term rental prospects appear limited. Buy-and-hold Despite the potential for growth in the Setúbal area, the current listing price is not justified, making the acquisition unattractive for a buy-and-hold strategy. The apartment's condition rating of 58/100 suggests that significant investment may be needed to enhance its appeal, further questioning its value as a long-term asset.
Economic Volatility Risk With an economic stability score of 55, there is a moderate risk that economic fluctuations may impact rental income and property value.
