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 83 m², energy rating C. Located on rua Luís Gonzaga do Nascimento, 7C, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts two private balconies and high-quality LED lighting throughout, enhancing both comfort and energy efficiency in a modern living space.
The valuation. The asking price of €330,000 sits significantly above the fair value of €222,400, leading to an overpriced perception of €107,600 (32.6%). This discrepancy raises concerns for potential investors. Buy-to-flip angle. A buy-to-flip strategy would require extensive market analysis to ensure profitable resale but faces challenges due to the current overvaluation, necessitating price adjustments. Buy-to-let angle. The anticipated gross yield of 3.8% translates to an estimated monthly rental income of €1,045, which may appeal to long-term investors seeking stable returns despite the mixed-quality neighborhood rating.
Fair value modelled at €222,400 from the area baseline, adjusted for condition and location. Asking €330,000 sits €107,600 (32.6%) above — overpriced versus fair value.
Asking €330,000 versus the rua Luís Gonzaga do Nascimento, 7C area baseline of €219,618 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 40 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Luís Gonzaga do Nascimento, 7C
Area baseline €219,618 + condition +€4,539 + location -€1,757 = modelled fair value of €222,400 (€2,680/m²), a €107,600 (32.6%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Gonzaga do Nascimento, 7C | Subject | €330,000 | €3,976 | — | 75 | 48 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €315,000 | €2,716 | 31.7% | 70 | 52 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 13.2% | 75 | 57 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 8.0% | 75 | 56 |
| avenida de Angola | Active | €349,000 | €3,173 | 20.2% | 76 | 47 |
| Median comp | €327,500 | €3,313 | 16.7% | 75 | 54 |
Buy-and-hold This 3-bed apartment in Setúbal is currently overpriced, with a valuation gap of 32.6% compared to its fair value. The yield of 3.8% is below the expected return for a buy-and-hold strategy, indicating that holding this property may not yield beneficial long-term growth. Family rental While the apartment could serve as a family rental, its overpriced status positions it unfavorably with a fair value of €222,400. Furthermore, the neighbourhood quality rating of 48/100 suggests limited appeal to potential family renters, making it an uninspiring option for this purpose.
Risk of Economic Disruption With an economic stability score of 45/100, there's a heightened risk of economic instability affecting the property's value and rental income potential.
