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.
4-bedroom, 2-bathroom house of 188 m². Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features reclaimed materials from historical ship masts and Arrábida breccia, blending local heritage with modern design elements unique to Setúbal's architectural landscape.
The valuation. The asking price of €585,000 is €90,091 (15.4%) above the assessed fair value of €494,909, indicating the property is overpriced. This discrepancy raises concerns regarding the potential for long-term investment returns.
Fair value modelled at €494,909 from the area baseline, adjusted for condition and location. Asking €585,000 sits €90,091 (15.4%) above — overpriced versus fair value.
Asking €585,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €497,448 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 40 · Amenities 50 · Economic 40 · 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 €497,448 + condition +€9,400 + location -€11,939 = modelled fair value of €494,909 (€2,632/m²), a €90,091 (15.4%) gap versus the €585,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Subject | €585,000 | €3,112 | — | 75 | 44 |
| rua Batalha do Viso, 208 | Active | €350,000 | €2,778 | 10.7% | 78 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 90d7ba | Active | €350,000 | €3,646 | 17.2% | 60 | 42 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 44.2% | 72 | 48 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 107.9% | 75 | 47 |
| Median comp | €349,950 | €4,066 | 30.7% | 74 | 48 |
Value-add renovation The property at €585,000 is overpriced by 15.4% compared to its fair value of €494,909, making it a less attractive candidate for a value-add renovation strategy. Improving the property’s condition may not justify the investment required to bridge this significant gap from market expectations. Long-term rental With a gross yield of only 3.5% and an overall neighborhood score of 44/100, this property appears to be overpriced for long-term rental investment. The economic outlook and local tenant quality further complicate the viability of achieving satisfactory rental returns in the current market conditions.
High vacancy risk The low economic stability score of 40/100 combined with a tenant stability score of 50/100 suggests a potential for high vacancy rates and inconsistent rental income.
