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.
2-bedroom, 1-bathroom apartment of 80 m², energy rating C. Located on praceta Meia Laranja, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers dual front facades for enhanced natural light and a practical balcony ideal for outdoor relaxation, just a 10-minute walk from downtown Setúbal.
The valuation. The asking price of €265,000 exceeds the fair value of €127,391 by €137,609, or 51.9%. This property is overpriced, presenting potential challenges for investors seeking to achieve value appreciation.
Fair value modelled at €127,391 from the area baseline, adjusted for condition and location. Asking €265,000 sits €137,609 (51.9%) above — overpriced versus fair value.
Asking €265,000 versus the praceta Meia Laranja area baseline of €190,960 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
praceta Meia Laranja
Area baseline €190,960 + condition +€1,875 + location -€1,524 = modelled fair value of €127,391 (€1,592/m²), a €137,609 (51.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Meia Laranja | Subject | €265,000 | €3,313 | — | 74 | 47 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 12.5% | 76 | 56 |
| rua José Pedro da Silva, 9 | Active | €299,000 | €3,602 | 8.8% | 80 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · dbd4bc | Active | €265,000 | €3,313 | 0% | 76 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Active | €299,000 | €3,785 | 14.3% | 72 | 52 |
| Median comp | €294,500 | €3,458 | 4.4% | 76 | 54 |
Long-term rental The property’s asking price of €265,000 represents a significant 51.9% gap above its fair value of €127,391, indicating that it is overpriced for the long-term rental market. With a gross yield of only 3.9% and a neighborhood score of 47 out of 100, the investment lacks the potential for solid returns compared to other options in the region. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable given its current listing price of €265,000, which is considerably higher than its fair value of €127,391, marking it as overpriced. The low gross yield of 3.9% combined with a neighborhood rating of 47 suggests limited appreciation potential in the future, making it an unfavorable long-term investment choice.
High Vacancy Risk With an economic stability score of 40/100 and tenant stability score of 50/100, there is a significant risk of high vacancy rates due to potential difficulties in attracting and retaining tenants in a weaker market environment.
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