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 1979, energy rating C. Located on rua Mariano Coelho, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: This apartment boasts expansive windows that frame scenic views of Setúbal, enhancing the refreshing ambiance while ensuring maximum natural light throughout the space.
The valuation. The asking price of €399,000 sits €51,658 (12.9%) above the fair value of €347,342, indicating that the property is overpriced. This discrepancy undermines the investment appeal in a mixed neighborhood. Buy-to-flip angle. A resale strategy could involve minor renovations to modernize certain aspects and refresh its appeal. However, given the current price, flipping for a profit would require a strong market demand. Buy-to-let angle. With an estimated gross yield of 3.2%, the rental income strategy could provide approximately €1,064 per month. This yield may not compensate adequately for the initial investment given the property's overvaluation.
Fair value modelled at €347,342 from the area baseline, adjusted for condition and location. Asking €399,000 sits €51,658 (12.9%) above — overpriced versus fair value.
Asking €399,000 versus the rua Mariano Coelho area baseline of €325,458 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Mariano Coelho
Area baseline €325,458 + condition +€15,375 + location +€6,509 = modelled fair value of €347,342 (€2,824/m²), a €51,658 (12.9%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano Coelho | Subject | €399,000 | €3,244 | — | 82 | 55 |
| avenida de Angola | Active | €349,000 | €3,173 | 2.2% | 76 | 47 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 12.7% | 75 | 56 |
| avenida Dom João | Active | €370,000 | €2,891 | 10.9% | 74 | 54 |
| rua Engenheiro Ferreira Dias | Active | €275,000 | €2,865 | 11.7% | 74 | 47 |
| Median comp | €344,500 | €3,032 | 6.5% | 75 | 51 |
Long-term rental This property is overpriced by 12.9%, limiting potential returns for a long-term rental investment, which is reflected in its relatively low 3.2% gross yield. The area's subpar tenant quality further compounds the risk, making it a less attractive option for consistent rental income. Value-add renovation With the property being 12.9% above fair value, any renovation efforts may struggle to justify the elevated purchase price against the current market conditions. Additionally, the moderate condition rating of 85/100 suggests that while there is room for improvement, the existing costs may not yield a sufficient return given the location's economic constraints.
Economic Vulnerability The low economic stability score of 40/100 indicates a high risk of economic downturns affecting rental income and property value.
