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 house of 83 m², built in 1946. Located on rua da Brasileira, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Nearby Attractions: Enjoy proximity to Setúbal's historic Mercado do Livramento and vibrant Avenida Luísa Todi, enhancing the property’s appeal for both personal use and rental opportunities.
The valuation. The asking price of €250,000 is significantly above the fair value of €185,669, resulting in a premium of €64,331 (25.7%). This property is overpriced based on current market indicators. Buy-to-flip angle. With renovations targeting modern finishes, the house could attract buyers seeking updated amenities, allowing for a swift resale after targeted improvements. A thorough update could potentially drive the price above €300,000. Buy-to-let angle. Projecting a modest rental income of €1,000/month, the gross yield stands at 4.8%. This could appeal to families looking for long-term rental options in a mixed-neighborhood, despite the overall challenges in the local economy.
Fair value modelled at €185,669 from the area baseline, adjusted for condition and location. Asking €250,000 sits €64,331 (25.7%) above — overpriced versus fair value.
Asking €250,000 versus the rua da Brasileira area baseline of €219,618 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 (Condition 48 · Materials 50 · Room dimensions 52). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua da Brasileira
Area baseline €219,618 + condition -€33,070 + location -€878 = modelled fair value of €185,669 (€2,237/m²), a €64,331 (25.7%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Brasileira | Subject | €250,000 | €3,012 | — | 48 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6fbc1b | Active | €230,000 | €4,107 | 36.4% | 42 | 52 |
| Setúbal (São Sebastião) · b7b508 | Active | €228,000 | €4,471 | 48.4% | 42 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 38bad4 | Active | €310,000 | €2,081 | 30.9% | 54 | 47 |
| Setúbal (São Sebastião) · 6fb9b8 | Active | €280,000 | €3,733 | 23.9% | 60 | 50 |
| Median comp | €255,000 | €3,920 | 30.1% | 48 | 51 |
Long-term rental This property is overpriced at €250,000, compared to a fair value of €185,669, which indicates a significant gap of 25.7%. The gross yield of 4.8% suggests limited returns, especially given the area's low tenant quality and average condition rating of 50/100. Family rental While the property may seem appealing for families, it is overpriced at €250,000 against a fair value of €185,669, resulting in a 25.7% gap. The neighborhood’s economic opportunities are mostly agricultural, which might not attract affluent families seeking higher living standards. Not ideal for luxury market The high asking price of €250,000 makes this property unsuitable for the luxury market despite its reasonable size of 83m². The average neighborhood rating of 49/100 alongside its condition score of 50/100 fails to support a luxury positioning. Not ideal for short-term rental Pricing this property at €250,000 is unfeasible for the short-term rental market due to its fair value being pegged at €185,669 and the 25.7% valuation gap. The economic profile, characterized by agriculture, does not support a robust demand for short-term rentals. Not ideal for student housing At an asking price of €250,000, this property is suboptimal for the student housing market, particularly given the fair value of €185,669 and a gap of 25.7%. The neighborhood's low scoring, especially in amenities and economic opportunities, does not align with the demands of student tenants.
Low Economic Stability Risk The property is located in an area with a low economic stability score of 35/100, indicating potential challenges in sustaining tenant demand and property value.
