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.
2-bedroom, 1-bathroom apartment of 79 m², built in 1981, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment benefits from ample natural light due to its strategically placed double-glazed windows, contributing to energy efficiency and a serene atmosphere.
The valuation. The asking price of €299,000 sits €86,566 (29.0%) above the fair value of €212,434, indicating that the property is overpriced. This discrepancy suggests caution for potential investors.
Fair value modelled at €212,434 from the area baseline, adjusted for condition and location. Asking €299,000 sits €86,566 (29.0%) above — overpriced versus fair value.
Asking €299,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €209,034 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 45 · Economic 40 · 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 €209,034 + condition +€1,728 + location +€1,672 = modelled fair value of €212,434 (€2,689/m²), a €86,566 (29.0%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Subject | €299,000 | €3,785 | — | 72 | 52 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 11.9% | 75 | 51 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 12.5% | 74 | 47 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 23.4% | 76 | 56 |
| rua de Aljubarrota, 3 | Active | €285,000 | €3,563 | 5.9% | 76 | 50 |
| Median comp | €282,500 | €3,323 | 12.2% | 76 | 51 |
Long-term rental The 2-bed apartment in Setúbal is listed at €299,000, which presents a significant gap of 29% above its fair value of €212,434, indicating that the property is overpriced. With a gross yield of only 3.4%, this investment is unlikely to generate attractive long-term returns in a rural area with limited economic activity and amenities. Buy-and-hold With the property being overpriced at €299,000, compared to a fair value of €212,434, the buy-and-hold strategy may not yield favorable results in the long term. Given the low population density and average neighborhood rating, holding onto this property might not appreciate significantly over time. Value-add renovation While a value-add renovation could enhance the apartment's condition and appeal, the significant price of €299,000 over the fair value of €212,434 makes this investment less appealing. In a rural and economically limited area like Setúbal, the potential returns from renovations may not justify the initial high cost. Not ideal for Short-term rental, Luxury market, Student housing.
Low Economic Stability Risk The economic stability score of 40/100 indicates a high likelihood of adverse economic conditions that may negatively impact property values and rental income.
