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, 1-bathroom apartment of 84 m², built in 2002, energy rating C. Located on rua Lúcia da Encarnação Maracoto, 90, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a closed balcony that enhances natural light and provides additional versatile living space, ideal for relaxation or as a home office.
The valuation. The asking price of €280,000 is significantly above fair value, which sits at €136,944. This represents an excess of €143,056 or 51.1%, confirming that the property is overpriced.
Fair value modelled at €136,944 from the area baseline, adjusted for condition and location. Asking €280,000 sits €143,056 (51.1%) above — overpriced versus fair value.
Asking €280,000 versus the rua Lúcia da Encarnação Maracoto, 90 area baseline of €133,392 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Lúcia da Encarnação Maracoto, 90
Area baseline €133,392 + condition +€3,019 + location +€534 = modelled fair value of €136,944 (€1,630/m²), a €143,056 (51.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lúcia da Encarnação Maracoto, 90 | Subject | €280,000 | €3,333 | — | 75 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Active | €299,000 | €3,785 | 13.5% | 72 | 52 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 0.6% | 74 | 47 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 13.0% | 76 | 56 |
| rua de Aljubarrota, 3 | Active | €285,000 | €3,563 | 6.9% | 76 | 50 |
| Median comp | €287,500 | €3,438 | 3.1% | 75 | 51 |
Buy-and-hold Given the current listing price of €280,000, the property represents a significant overvaluation of 51.1% compared to its fair value of €136,944. Despite a gross yield of 3.5%, the neighborhood's low rating of 51/100 suggests limited long-term appreciation potential, making this a less attractive buy-and-hold investment. Family rental While the apartment may appeal to families seeking long-term rentals, its overpriced nature at €280,000 could hinder cash flow and tenant interest compared to the fair value of €136,944. With only a 3.5% gross yield and a neighborhood score of 51/100, potential rental returns may not justify the investment at this price point.
Low Economic Growth Risk The property faces a significant risk due to a low economic stability score of 45/100, indicating potential challenges in maintaining rental income and attracting reliable tenants.
