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 91 m², energy rating E. Located on rua Nossa Senhora Carmo, 20, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a pantry for additional storage and is strategically positioned on an elevated ground floor, enhancing both privacy and natural light.
The valuation. The asking price of €275,000 sits €52,001 (18.9%) above the fair value of €222,999, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a favorable return on investment.
Fair value modelled at €222,999 from the area baseline, adjusted for condition and location. Asking €275,000 sits €52,001 (18.9%) above — overpriced versus fair value.
Asking €275,000 versus the rua Nossa Senhora Carmo, 20 area baseline of €235,781 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 63 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 50 · Amenities 40 · Economic 60 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua Nossa Senhora Carmo, 20
Area baseline €235,781 + condition -€13,934 + location -€3,853 = modelled fair value of €222,999 (€2,451/m²), a €52,001 (18.9%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora Carmo, 20 | Subject | €275,000 | €3,022 | — | 68 | 46 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 9.6% | 65 | 51 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 5.8% | 72 | 46 |
| avenida Alexandre Herculano, 42 | Active | €414,000 | €2,855 | 5.5% | 72 | 51 |
| praça Dom Paio Peres Correia | Active | €365,000 | €2,744 | 9.2% | — | 42 |
| Median comp | €357,500 | €2,851 | 5.7% | 72 | 49 |
Long-term rental The current listing price of €275,000 represents an 18.9% gap above the fair value of €222,999, indicating that the property is overpriced. With a gross yield of 4.5% and a neighborhood rating of 46/100, potential long-term rental prospects may be limited due to the area's lower score on amenities and tenant quality. Buy-and-hold Despite the potential of holding the property long-term, the gap from fair value suggests that entry at this price point is not ideal. The condition rating of 65/100 and a subpar neighborhood rating compromise the investment's resilience and future appreciation, raising concerns about its long-term value.
Economic Vulnerability The combination of a 60/100 economic stability score and a 45/100 tenant stability score indicates a significant risk, as a lower tenant stability can lead to increased vacancy rates and reduced rental income potential.
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