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 70 m², built in 1977, energy rating D. Located on praceta de São Gabriel S / N, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. The spacious sunroom enhances the apartment's natural light and offers a serene view, contributing to a tranquil living environment while maximizing usable space.
The valuation. The asking price of €242,000 is significantly above the fair value of €187,337, reflecting an overpricing of €54,663 (22.6%). This valuation suggests that potential buyers may find better investment opportunities elsewhere.
Fair value modelled at €187,337 from the area baseline, adjusted for condition and location. Asking €242,000 sits €54,663 (22.6%) above — overpriced versus fair value.
Asking €242,000 versus the praceta de São Gabriel S / N area baseline of €185,220 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 35 · Amenities 40 · Economic 38 · Tenant Quality 58). Softer demand indicators apply a discount to baseline.
praceta de São Gabriel S / N
Area baseline €185,220 + condition +€6,563 + location -€4,445 = modelled fair value of €187,337 (€2,676/m²), a €54,663 (22.6%) gap versus the €242,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta de São Gabriel S / N | Subject | €242,000 | €3,457 | — | 78 | 44 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 10.3% | 80 | 55 |
| rua São Jorge, 14 | Active | €285,000 | €2,740 | 20.7% | 82 | 55 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 2.6% | 78 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Active | €269,000 | €3,363 | 2.7% | 72 | 45 |
| Median comp | €258,500 | €3,232 | 6.5% | 79 | 52 |
Long-term rental The 2-bed apartment in Setúbal, listed at €242,000, is currently overpriced by 22.6% compared to its fair value of €187,337. With a gross yield of only 4.1%, this property may yield lower returns for long-term rental investments, especially considering the mediocre neighborhood rating of 44/100. Family rental Given the property’s listing price of €242,000, it exceeds the fair value by 22.6%, indicating it is overpriced in the current market. Family rentals often require a good balance of affordability and quality; with a condition score of 81/100 but a neighborhood score of only 44/100, this property may struggle to attract families seeking value for money.
Low Economic Resilience The economic stability score of 38/100 indicates a high risk of tenant turnover and potential rent decreases due to adverse market conditions.
