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.
1-bedroom, 1-bathroom apartment of 33 m², built in 1986, energy rating C. Located on rua Amílcar Cabral, 7, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a spacious enclosed porch accessible from the bedroom, enhancing its living area while providing extra outdoor relaxation space in a prime location.
The valuation. The asking price of €170,000 is significantly above the fair value of €76,565, representing an overvaluation of €93,435 (55.0%). Such pricing does not align with market expectations and signals a lack of investment appeal.
Fair value modelled at €76,565 from the area baseline, adjusted for condition and location. Asking €170,000 sits €93,435 (55.0%) above — overpriced versus fair value.
Asking €170,000 versus the rua Amílcar Cabral, 7 area baseline of €85,503 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 60 · Materials 70 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua Amílcar Cabral, 7
Area baseline €85,503 + condition -€10,055 + location -€699 = modelled fair value of €76,565 (€2,320/m²), a €93,435 (55.0%) gap versus the €170,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amílcar Cabral, 7 | Subject | €170,000 | €5,152 | — | 60 | 48 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 11.8% | 68 | 50 |
| rua José Pedro da Silva | Active | €329,999 | €3,976 | 22.8% | 45 | 56 |
| rua de Arronches Junqueiro, 58 | Active | €269,000 | €5,380 | 4.4% | — | 56 |
| avenida Mestre Lima de Freitas, 25 | Active | €310,000 | €2,818 | 45.3% | — | 45 |
| Median comp | €289,500 | €4,260 | 17.3% | 57 | 53 |
Long-term rental The property’s gross yield of 4.4% is suboptimal given the 55% gap vs fair value, indicating that it may not generate sufficient returns for long-term holding strategies. Furthermore, the neighbourhood’s low score of 48/100 suggests limited tenant quality and economic prospects, further reducing the appeal for long-term rental investment. Value-add renovation While the property condition is rated 56/100, potentially offering renovation opportunities, the significant pricing over fair value undermines profitability post-renovation. The rural location with limited economic activity emphasizes that any value-added improvements may not yield the desired return on investment due to the subdued local market dynamics.
Economic Volatility Risk The economic stability score of 45/100 indicates significant vulnerability to market fluctuations, which may lead to inconsistent rental income. Tenant Turnover Risk A tenant stability score of 50/100 suggests a moderate risk of tenant turnover, potentially increasing vacancy rates and turnover costs.
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