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 141 m², built in 1995, energy rating C. Located on rua Mariano Coelho, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a large living room with a fireplace that opens to a balcony, perfect for hosting gatherings while enjoying garden views.
The valuation. The asking price of €435,000 exceeds the fair value of €386,766 by €48,234 (11.1%), indicating that the property is overpriced. Such a significant premium may limit investor interest in the current market environment.
Fair value modelled at €386,766 from the area baseline, adjusted for condition and location. Asking €435,000 sits €48,234 (11.1%) above — overpriced versus fair value.
Asking €435,000 versus the rua Mariano Coelho area baseline of €373,086 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 81 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 45 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Mariano Coelho
Area baseline €373,086 + condition +€7,711 + location +€5,969 = modelled fair value of €386,766 (€2,743/m²), a €48,234 (11.1%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano Coelho | Subject | €435,000 | €3,085 | — | 76 | 54 |
| rua Mariano Coelho | Active | €430,000 | €3,050 | 1.1% | 74 | 54 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 18.5% | 75 | 56 |
| avenida de Angola | Active | €349,000 | €3,173 | 2.8% | 76 | 47 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 2.1% | 74 | 46 |
| Median comp | €344,500 | €3,112 | 0.9% | 75 | 51 |
Long-term rental This property is overpriced at €435,000, exceeding its fair value of €386,766 by 11.1%. With a gross yield of only 3.4%, it may not provide an attractive return for investors seeking consistent rental income. Buy-and-hold The 3-bed apartment in Setúbal is currently valued above its fair market price, making it a risky hold for future appreciation. Given the mixed neighborhood rating of 54/100, it's unlikely to show sufficient growth to justify the premium price. Family rental As a family rental option, this property is overpriced and may deter potential tenants seeking value for money. With a condition score of 79/100, it may meet some expectations, but the high asking price undermines its attractiveness in the family rental market.
Economic and Tenant Instability Given the economic stability score of 55 and tenant stability score of 55, there is a risk of fluctuating income and occupancy levels, which could impact long-term returns on the property investment.
