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, 2-bathroom house of 78 m², built in 1976, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: The property boasts an attic with potential for conversion into an additional bedroom or office, enhancing its living space significantly. Outdoor Area: A dedicated barbecue area complements the outdoor space, ideal for entertaining.
The valuation. The asking price of €349,900 is significantly higher than the fair value of €199,131, resulting in an overpricing of €150,769 or 43.1% above fair market value. This valuation indicates a poor investment opportunity given the inflated asking price.
Fair value modelled at €199,131 from the area baseline, adjusted for condition and location. Asking €349,900 sits €150,769 (43.1%) above — overpriced versus fair value.
Asking €349,900 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €206,388 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 68 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 50 · 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 €206,388 + condition -€5,606 + location -€1,651 = modelled fair value of €199,131 (€2,553/m²), a €150,769 (43.1%) gap versus the €349,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Subject | €349,900 | €4,486 | — | 72 | 48 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 44.2% | 75 | 47 |
| rua Jacob Azambuja, 20 | Active | €284,000 | €4,057 | 9.6% | 80 | 50 |
| Setúbal (São Sebastião) · 6d558b | Active | €249,000 | €3,609 | 19.6% | 80 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Active | €585,000 | €3,112 | 30.6% | 75 | 44 |
| Median comp | €307,000 | €3,833 | 14.6% | 78 | 47 |
Long-term rental The property in Setúbal offers a gross yield of 3.6%, but with a fair value of €199,131, it indicates a substantial gap of 43.1% compared to the asking price. Given the transitional nature of the neighborhood and its low rating of 48, this investment may struggle to retain tenant appeal over time. Buy-and-hold Investing in this property as a buy-and-hold strategy appears challenging due to its €349,900 listing price being significantly above its fair value of €199,131. The condition score of 70/100 suggests moderate maintenance concerns, while the area’s transitional characteristics might hinder long-term appreciation potential and overall property stability.
Economic and Tenant Instability The economic stability score of 50/100 and tenant stability score of 50/100 indicate a significant risk of fluctuating rental income and potential vacancy issues, reflecting a volatile market environment.
