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.
4-bedroom, 3-bathroom house of 240 m², built in 2003, energy rating D. Located on rua Cidade de Ouro Preto, 9, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Unique Feature: This property includes a spacious garden that provides ample outdoor potential for landscaping or expansion, enhancing the overall living experience in a tranquil neighborhood., Overall Condition: While some areas need updating, the house offers a solid foundation for renovation and modern design options.
The valuation. The asking price of €450,000 is significantly above fair value, which is set at €301,074. This results in an excess of €148,926, equating to 33.1% overvaluation, indicating the property is overpriced.
Fair value modelled at €301,074 from the area baseline, adjusted for condition and location. Asking €450,000 sits €148,926 (33.1%) above — overpriced versus fair value.
Asking €450,000 versus the rua Cidade de Ouro Preto, 9 area baseline of €381,120 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 62 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 43/100 (Housing Market 50 · Amenities 45 · Economic 35 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
rua Cidade de Ouro Preto, 9
Area baseline €381,120 + condition -€69,375 + location -€10,671 = modelled fair value of €301,074 (€1,254/m²), a €148,926 (33.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Ouro Preto, 9 | Subject | €450,000 | €1,875 | — | 62 | 43 |
| rua do Rosmaninho, 2 | Active | €575,000 | €2,255 | 20.3% | — | 49 |
| rua Cidade de Ouro Preto, 9 | Active | €450,000 | €1,607 | 14.3% | 60 | 56 |
| urbanização Quinta da Serralheira | Active | €575,000 | €3,423 | 82.5% | — | 53 |
| Setúbal (São Sebastião) · 6d531d | Active | €575,000 | €2,396 | 27.8% | 68 | 50 |
| Median comp | €575,000 | €2,326 | 24.0% | 64 | 52 |
Long-term rental The property’s fair value of €301,074 indicates it is overpriced at €450,000, which may lead to challenges in securing reliable, long-term tenants. Given the area’s low economic activity and neighborhood quality ratings of 43/100, prospects for stable demand are limited. Buy-and-hold Investing in this overpriced property at €450,000, with a fair value gap of 33.1%, poses significant risks for long-term appreciation. The 6.1% gross yield does not compensate for the underlying concerns about economic viability and neighborhood conditions rated at 57/100 and 43/100, respectively.
High Economic and Tenant Instability The property faces a considerable risk due to its low economic stability score of 35/100 and tenant stability score of 40/100, indicating potential challenges in maintaining consistent rental income.
