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, 3-bathroom mix_use_building of 90 m². Located on rua das Barrocas, 38, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Unique Feature: The property includes an architectural project nearing completion that envisions the transformation into two desirable duplex apartments with unobstructed city and river views.
The valuation. The asking price of €182,000 is significantly above the fair value of €55,687, making it overpriced by €126,313 (69.4%). This valuation indicates a poor investment as it does not align with the property's true worth.
Fair value modelled at €55,687 from the area baseline, adjusted for condition and location. Asking €182,000 sits €126,313 (69.4%) above — overpriced versus fair value.
Asking €182,000 versus the rua das Barrocas, 38 area baseline of €229,860 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 15/100 (Condition 10 · Materials 15 · Room dimensions 25). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 50 · Amenities 40 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua das Barrocas, 38
Area baseline €229,860 + condition -€84,375 + location -€2,858 = modelled fair value of €55,687 (€619/m²), a €126,313 (69.4%) gap versus the €182,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Barrocas, 38 | Subject | €182,000 | €2,022 | — | — | 45 |
| rua João Eloy do Amaral, 87 | Active | €200,000 | €2,597 | 28.4% | — | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · c1f13c | Active | €270,000 | €2,077 | 2.7% | — | 43 |
| rua de Fran Paxeco, 163 | Active | €220,000 | €2,750 | 36.0% | — | 45 |
| avenida Manuel Maria Portela | Active | €160,000 | €1,584 | 21.7% | 12 | 54 |
| Median comp | €210,000 | €2,337 | 15.6% | 12 | 46 |
Long-term rental Given the property’s significant gap from its fair value at 69.4%, it is clear that the asking price of €182,000 is not justified for a long-term rental strategy. The gross yield of 0% and the low condition rating of 15/100 indicate further complications for generating consistent rental income. Buy-and-hold Investing in this property with a listing price well above its fair value presents considerable risks for a buy-and-hold strategy. The neighborhood’s poor condition rating of 45/100, combined with the unrealistic asking price, diminishes its potential for long-term appreciation and financial stability.
Poor economic and tenant stability With economic stability at 40/100 and tenant stability at 50/100, there is a significant risk of reduced rental income and higher vacancy rates due to an unstable market environment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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