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 120 m², built in 1994. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Features: The apartment boasts a spacious 28 m² living room with a fireplace and modern air conditioning, and includes an individual closed storage room for added convenience. Condition: The property is in excellent condition with good-quality finishes and efficient layout.
The valuation. The asking price of €470,000 sits significantly above the fair value of €318,790, representing an overpriced property by €151,210, or 32.2%. This discrepancy indicates potential challenges in marketability at the current price point.
Fair value modelled at €318,790 from the area baseline, adjusted for condition and location. Asking €470,000 sits €151,210 (32.2%) above — overpriced versus fair value.
Asking €470,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €329,520 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 76 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 55 · Economic 50 · Tenant Quality 50). 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 €329,520 + condition +€0 + location +€1,270 = modelled fair value of €318,790 (€2,657/m²), a €151,210 (32.2%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b779 | Subject | €470,000 | €3,917 | — | 74 | 51 |
| avenida Dom João | Active | €370,000 | €2,891 | 26.2% | 74 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f8ff | Active | €515,000 | €3,388 | 13.5% | 73 | 57 |
| rua Madalena Claro | Active | €375,000 | €3,074 | 21.5% | 74 | 52 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 17.6% | 72 | 49 |
| Median comp | €445,000 | €3,151 | 19.6% | 74 | 53 |
Long-term rental The 3-bed apartment in Setúbal appears overpriced at €470,000, compared to its fair value of €318,790, indicating a significant gap of 32.2%. With a gross yield of only 2.8%, this property is unlikely to provide adequate returns for long-term rental investors in a neighbourhood rated only 51/100. Buy-and-hold Investing in the 3-bed apartment for a buy-and-hold strategy is not advisable due to its overpricing relative to fair value and the modest yields expected at just 2.8%. Given the overall neighbourhood quality of 51/100, the potential for long-term appreciation may be limited, suggesting insufficient justification for the current asking price.
Economic and Tenant Instability Risk With both economic and tenant stability scores at 50/100, there is a heightened risk of inconsistent rental income and potential vacancies, indicating an unstable investment environment.
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