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 110 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 80 m² terrace, ideal for outdoor leisure, and includes a private parking space of 22 m² for added convenience.
The valuation. The asking price of €345,000 exceeds the fair value of €251,584 by €93,416 (27.1%), indicating that the property is overpriced. Buyers should carefully consider this discrepancy before proceeding.
Fair value modelled at €251,584 from the area baseline, adjusted for condition and location. Asking €345,000 sits €93,416 (27.1%) 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 €291,060 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 (Condition 55 · Materials 60 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 50 · 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 €291,060 + condition -€42,969 + location +€3,493 = modelled fair value of €251,584 (€2,287/m²), a €93,416 (27.1%) 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) · 023c60 | Subject | €345,000 | €3,136 | — | 55 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 02382b | Active | €345,000 | €3,080 | 1.8% | 60 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0dcff3 | Active | €345,000 | €3,350 | 6.8% | — | 47 |
| Setúbal (São Sebastião) · 4bc79f | Active | €210,000 | €2,059 | 34.4% | 55 | 47 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 14.0% | 65 | 45 |
| Median comp | €337,000 | €3,215 | 2.5% | 60 | 47 |
Long-term rental The property is currently listed at €345,000, which is 27.1% above its fair value of €251,584, indicating it is overpriced. With a gross yield of only 3.7% and a condition rating of 50/100, the potential for consistent tenant demand in this peripheral area may not justify this price point. Buy-and-hold Investing in this property for the buy-and-hold strategy is challenged by its 27.1% premium over fair value and an unappealing condition score of 50/100. The rural amenities and limited educational infrastructure suggest a slower appreciation of value, making this investment less attractive.
Tenant turnover risk: With a tenant stability score of 60/100, there is a significant risk of increased tenant turnover, leading to potential income loss and increased vacancy rates.
