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 123 m², built in 1977, energy rating C. Located on avenida República da Guiné-Bissau, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts two balconies that provide outdoor space, and its central location ensures easy access to amenities and transportation options in downtown Setúbal.
The valuation. The asking price of €350,000 is significantly above the fair value of €289,222, representing an excess of €60,778 (17.4%). This property is overpriced according to current market conditions.
Fair value modelled at €289,222 from the area baseline, adjusted for condition and location. Asking €350,000 sits €60,778 (17.4%) above — overpriced versus fair value.
Asking €350,000 versus the avenida República da Guiné-Bissau area baseline of €325,458 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 54 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 40 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
avenida República da Guiné-Bissau
Area baseline €325,458 + condition -€33,633 + location -€2,604 = modelled fair value of €289,222 (€2,351/m²), a €60,778 (17.4%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida República da Guiné-Bissau | Subject | €350,000 | €2,846 | — | 54 | 48 |
| rua de Badajoz | Active | €399,800 | €2,897 | 1.8% | 65 | 49 |
| Setúbal (São Sebastião) · 25f4d9 | Active | €349,000 | €3,088 | 8.5% | — | 40 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 25.7% | 65 | 45 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 001756 | Active | €279,000 | €3,207 | 12.7% | 70 | 51 |
| Median comp | €339,000 | €3,148 | 10.6% | 65 | 47 |
Long-term rental This 3-bed apartment in Setúbal, listed at €350,000, is priced 17.4% above its fair value of €289,222, indicating it is overpriced. With a gross yield of 3.8%, the property may struggle to attract tenants looking for competitive rental rates given the local economic context. Buy-and-hold Investing in this property as a buy-and-hold strategy may be challenging, as its current price reflects a significant gap from fair value, suggesting limited appreciation potential. Although the low crime rates contribute positively to the area, the overpriced nature limits upside in value compared to its condition rating of 58/100. Family rental While the property is suitable for families due to its size, the asking price of €350,000 overshoots fair market value, making it less attractive for this demographic. Additionally, with a neighbourhood rating of 48/100, the ovverpricing diminishes the appeal for families seeking quality rental options in a more favorable environment.
Economic Vulnerability Risk Given an economic stability score of 45/100, the property may face challenges in maintaining tenant demand and rental income during economic downturns.
