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 apartment of 67 m², built in 1979, energy rating C. Located on avenida de Angola, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious balcony with views of Avenida de Angola, enhancing outdoor living space, while its corner positioning allows for cross-ventilation throughout the unit.
The valuation. The asking price of €243,000 is significantly higher than the fair value of €150,863, representing a 37.9% premium. This indicates the property is overpriced, making it less attractive for investment.
Fair value modelled at €150,863 from the area baseline, adjusted for condition and location. Asking €243,000 sits €92,137 (37.9%) above — overpriced versus fair value.
Asking €243,000 versus the avenida de Angola area baseline of €177,282 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 (Condition 44 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 60 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida de Angola
Area baseline €177,282 + condition -€30,673 + location +€4,255 = modelled fair value of €150,863 (€2,252/m²), a €92,137 (37.9%) gap versus the €243,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida de Angola | Subject | €243,000 | €3,627 | — | 44 | 56 |
| rua Doutor Álvaro Gomes, 3 | Active | €205,000 | €2,971 | 18.1% | 48 | 50 |
| rua de Damão | Active | €278,000 | €3,610 | 0.5% | 60 | 46 |
| Setúbal (São Sebastião) · 6d53b8 | Active | €275,000 | €3,198 | 11.8% | — | 54 |
| avenida D. Manuel I | Active | €220,000 | €2,857 | 21.2% | 65 | 45 |
| Median comp | €247,500 | €3,085 | 15.0% | 60 | 48 |
Long-term rental The property presents a gross yield of 4.2%, reflecting its potential as a long-term rental investment, albeit in a neighborhood rated only 56/100. However, with a fair value of €150,863 compared to the listing price of €243,000, the property is overpriced and may struggle to attract reliable tenants. Value-add renovation While the property condition is rated 46/100, indicating room for improvement, the substantial gap between the fair value and listing price of 37.9% suggests a challenge for value-add renovation strategies. Investing in renovations may not yield sufficient returns, as the property is currently overpriced and would require careful financial planning to avoid losses in the long run.
Economic Reliance Risk The economic stability score of 45/100 indicates a potential vulnerability to economic downturns, which may impact tenant retention and income stability.
