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 80 m², built in 1996. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment also boasts a spacious terrace, ideal for outdoor dining or entertaining, further enhancing its appeal in a serene neighborhood.
The valuation. The asking price of €243,900 sits €48,954 (20.1%) above the fair value of €194,946. This property is clearly overpriced in the current market context.
Fair value modelled at €194,946 from the area baseline, adjusted for condition and location. Asking €243,900 sits €48,954 (20.1%) above — overpriced versus fair value.
Asking €243,900 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €207,280 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 60 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (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 €207,280 + condition -€12,500 + location -€4,234 = modelled fair value of €194,946 (€2,437/m²), a €48,954 (20.1%) gap versus the €243,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Subject | €243,900 | €3,049 | — | 68 | 45 |
| rua Salvador Pereira Amália | Active | €215,000 | €2,756 | 9.6% | 64 | 50 |
| avenida D. Manuel I | Active | €220,000 | €2,857 | 6.3% | 65 | 45 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 15.5% | — | 59 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 21.8% | — | 55 |
| Median comp | €232,500 | €3,189 | 4.6% | 65 | 53 |
Long-term rental The property in Setúbal is overpriced, with a fair value of €194,946 compared to the listing price of €243,900, indicating a significant gap of 20.1%. Given its gross yield of only 3.9% and a low neighborhood rating of 45/100, the investment fails to justify its high entry cost in a rural area with limited amenities. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is unadvisable since the current listing price is 20.1% above its fair value. The property’s moderate condition rating of 65/100 and the surrounding economic factors suggest that long-term appreciation is unlikely, making it a less attractive investment opportunity.
Economic Risk The economic stability score of 40/100 indicates a high vulnerability to market fluctuations, which could adversely affect rental incomes.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
