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 125 m², built in 2022, energy rating A+. Located on rua Hermínio Cunha, 1, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a 45m² terrace with electric retractable awning and wind detection automation, offering panoramic views of the Natural Park of Serra da Arrábida.
The valuation. The asking price of €595,000 sits significantly above the fair value of €341,083, representing an overpriced status by €253,917 (42.7%). This indicates a potential risk for investors seeking immediate returns. Buy-to-flip angle. The buy-to-flip strategy is not ideal due to the significant gap between the asking price and fair value; a resale would require extensive market adjustments to achieve profitability. Buy-to-let angle. A buy-to-let strategy offers a gross yield of 2.4% with an estimated rental income of €1,190/month, but the low yield suggests limited cash flow potential in this mixed neighbourhood.
Fair value modelled at €341,083 from the area baseline, adjusted for condition and location. Asking €595,000 sits €253,917 (42.7%) above — overpriced versus fair value.
Asking €595,000 versus the rua Hermínio Cunha, 1 area baseline of €330,750 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 88 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Hermínio Cunha, 1
Area baseline €330,750 + condition +€15,625 + location -€5,292 = modelled fair value of €341,083 (€2,729/m²), a €253,917 (42.7%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Hermínio Cunha, 1 | Subject | €595,000 | €4,760 | — | 80 | 46 |
| rua da Guiné | Active | €410,000 | €3,178 | 33.2% | 75 | 45 |
| estrada Palmela, 40 | Active | €375,000 | €3,571 | 25.0% | 82 | 49 |
| rua Diogo Fernandes Pereira, 27 | Active | €369,000 | €3,075 | 35.4% | 80 | 56 |
| rua Augusto Cardoso, 16 | Active | €290,000 | €4,143 | 13.0% | 80 | 35 |
| Median comp | €372,000 | €3,375 | 29.1% | 80 | 47 |
Long-term rental This 3-bed apartment in Setúbal presents a gross yield of only 2.4%, indicating limited profitability for long-term rental strategies. Given the significant gap of 42.7% from the fair value of €341,083, this property appears overpriced and may struggle to attract quality tenants in the long run due to its neighborhood rating of 46/100. Buy-and-hold The need for price appreciation in a buy-and-hold strategy is not favorable here, as the property is selling for €595,000 while fair value is only €341,083. Its location in the less desirable rural Alentejo region and a low neighborhood score suggest that holding onto this asset may yield disappointing returns compared to better-valued alternatives, as seen in its significant 42.7% overprice.
Economic Vulnerability The low economic stability score of 40/100 indicates a high risk of economic downturns impacting property values and rental income.
