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.
0-bedroom, 2-bathroom mix_use_building of 182 m², built in 1988, energy rating C. Located on praça do Bocage, Setúbal municipality, Setúbal district. Noteworthy Feature: This commercial property boasts a prime location in the historic Baixa of Setúbal, directly across from City Hall, enhancing its visibility and foot traffic potential.
The valuation. The asking price of €795,000 sits €301,962 (38.0%) above the fair value of €493,038. This property is assessed as overpriced based on its current listing. Buy-to-flip angle. The potential for resale is limited by the high asking price, which may hinder quick turnover under current market conditions. A strategic renovation could enhance its appeal to buyers. Buy-to-let angle. Given the gross yield of 0%, this property may struggle to generate rental income unless significant value-add renovations attract higher-paying tenants. Long-term rental strategies may be more viable in a mixed-use neighbourhood like Setúbal.
Fair value modelled at €493,038 from the area baseline, adjusted for condition and location. Asking €795,000 sits €301,962 (38.0%) above — overpriced versus fair value.
Asking €795,000 versus the praça do Bocage area baseline of €481,572 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 76 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
praça do Bocage
Area baseline €481,572 + condition +€5,688 + location +€5,779 = modelled fair value of €493,038 (€2,709/m²), a €301,962 (38.0%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Bocage | Subject | €795,000 | €4,368 | — | 76 | 53 |
| Setúbal (São Sebastião) · 6fb95c | Active | €228,000 | €3,800 | 13.0% | 72 | 46 |
| Sado · 023cd0 | Active | €370,000 | €4,868 | 11.5% | 72 | 59 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 4.0% | 68 | 50 |
| rua Doctor Luis Teixeira de Macedo e Castro, 12 | Active | €235,000 | €3,983 | 8.8% | 85 | 45 |
| Median comp | €231,500 | €4,263 | 2.4% | 72 | 48 |
Long-term rental This property is overpriced by 38.0%, making it a less attractive option for generating stable cash flow through long-term rentals. The yield is currently 0%, indicating that the investment would not provide immediate rental returns, which is a significant drawback for this strategy. Buy-and-hold With a fair value of €493,038 versus the listing price of €795,000, this property is not positioned well for a buy-and-hold strategy. The combination of an inflated price and a score of 53/100 for neighborhood quality suggests that potential appreciation may not justify the current investment cost. Value-add renovation The current condition rating of 77/100 shows that while there is some demand for improvements, the property’s listing price at €795,000 is substantially higher than its fair market value. Investing in renovations may not yield a return that compensates for the existing overvaluation of the property.
Economic and Tenant Instability The low economic stability score of 60 and tenant stability score of 50 highlight a potential risk of fluctuating rental income and high tenant turnover, which could impair the profitability of the property investment.
