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, energy rating C. Located on avenida de Angola, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes three balconies that enhance natural light and outdoor access, and is located in Bairro do Liceu, one of Setúbal's most exclusive neighborhoods.
The valuation. The asking price of €349,000 is significantly above the fair value of €295,474, indicating an overpriced property by €53,526 or 15.3%. This scenario suggests that prudent investors might want to reconsider before proceeding.
Fair value modelled at €295,474 from the area baseline, adjusted for condition and location. Asking €349,000 sits €53,526 (15.3%) above — overpriced versus fair value.
Asking €349,000 versus the avenida de Angola area baseline of €302,060 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
avenida de Angola
Area baseline €302,060 + condition +€7,906 + location -€3,493 = modelled fair value of €295,474 (€2,686/m²), a €53,526 (15.3%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Angola | Subject | €349,000 | €3,173 | — | 76 | 47 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 15.2% | 75 | 56 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 4.8% | 74 | 46 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 25.4% | 70 | 53 |
| rua Mariano Coelho | Active | €435,000 | €3,085 | 2.8% | 76 | 54 |
| Median comp | €315,000 | €3,053 | 3.8% | 75 | 54 |
Long-term rental This property presents a gross yield of 3.6%, which is below the average return for long-term rentals in the area. Given that the fair value is approximately 15.3% lower than the listing price, the investment does not appear financially sound for generating reliable rental income. Value-add renovation While the property is in decent condition with a score of 80/100, the high listing price relative to its fair value suggests that potential returns on renovations may not justify the initial investment. In a rural location with a low neighborhood score of 47/100, any improvement in property value may be limited by local market fundamentals.
Weak Economic Foundation The property faces significant investment risk due to a low economic stability score of 35/100, indicating potential volatility in local market conditions that could disrupt tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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