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.
4-bedroom, 3-bathroom apartment of 239 m², built in 2003. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a 33m² storage room and a dedicated parking space, enhancing convenience and ample storage solutions for urban living in Setúbal's prestigious Bairro do Liceu. **
The valuation. The asking price of €710,000 is significantly above fair value, which sits at €624,143, representing an overvaluation of €85,857 (12.1%). This suggests the property is overpriced relative to current market conditions.
Fair value modelled at €624,143 from the area baseline, adjusted for condition and location. Asking €710,000 sits €85,857 (12.1%) above — overpriced versus fair value.
Asking €710,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €632,394 (€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 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €632,394 + condition +€1,867 + location -€10,118 = modelled fair value of €624,143 (€2,611/m²), a €85,857 (12.1%) gap versus the €710,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b8ed | Subject | €710,000 | €2,971 | — | 72 | 46 |
| avenida Doutor António Rodrigues Manito | Active | €350,000 | €3,889 | 30.9% | 75 | 54 |
| Setúbal (São Sebastião) · 0dcf31 | Active | €449,000 | €3,773 | 27.0% | 73 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5ac0 | Active | €360,000 | €3,529 | 18.8% | 75 | 56 |
| avenida Mestre Lima de Freitas | Active | €559,900 | €3,861 | 30.0% | 78 | 51 |
| Median comp | €404,500 | €3,817 | 28.5% | 75 | 53 |
Buy-and-hold This property in Setúbal is overpriced by 12.1% compared to its fair value, which limits its attractiveness for long-term appreciation. Additionally, the gross yield of 3.1% does not justify the current listing price, especially given the neighborhood's low rating of 46/100. Long-term rental Given the current listing price of €710,000, the 3.1% yield indicates that this apartment is overpriced, making it less appealing for stable long-term rental income. The average condition score of 76/100 does not compensate for the fact that the overall economic environment in the area is driven by local agriculture, which may yield inconsistent rental demand. Not ideal for short-term vacation rental The property is not suitable for short-term vacation rentals due to its overpriced status and the economic nature of the area that leans heavily on agriculture. The lack of robust tourism infrastructure in a rural location further diminishes its viability for this rental strategy. Not ideal for luxury market The listing price of €710,000 places it in a luxury range that does not align with the neighborhood's demographic and economic profile, making it overpriced for potential luxury buyers. The rural setting and local economy focusing on agriculture do not support the expectations typical of luxury market properties.
Low Economic and Tenant Stability Risk The property is at risk due to a low Economic stability score of 40/100 and a Tenant stability score of 50/100, indicating potential challenges in maintaining occupancy and rental income.
