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, 3-bathroom apartment of 144 m², energy rating C. Located on rua Óscar Paxeco, 17, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The apartment includes a spacious communal terrace equipped with a barbecue, ideal for entertaining while enjoying panoramic views of Setúbal and the surrounding nature. Condition Notes: Well-maintained with minimal wear, it features quality finishes that enhance its appeal.
The valuation. The asking price of €395,000 is positioned slightly above the fair value of €393,246, creating a discrepancy of €1,754 or 0.4%. This indicates that the property is overpriced, requiring careful consideration for potential investors.
Fair value modelled at €393,246 from the area baseline, adjusted for condition and location. Asking €395,000 sits €1,754 (0.4%) above — overpriced versus fair value.
Asking €395,000 versus the rua Óscar Paxeco, 17 area baseline of €381,024 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Óscar Paxeco, 17
Area baseline €381,024 + condition +€7,650 + location +€4,572 = modelled fair value of €393,246 (€2,731/m²), a €1,754 (0.4%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Óscar Paxeco, 17 | Subject | €395,000 | €2,743 | — | 74 | 53 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 10.1% | 75 | 43 |
| avenida Mestre Lima de Freitas | Active | €559,900 | €3,861 | 40.8% | 78 | 51 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 17.6% | 72 | 49 |
| rua Tebaida | Active | €387,000 | €2,764 | 0.8% | 75 | 56 |
| Median comp | €471,000 | €3,124 | 13.9% | 75 | 50 |
Long-term rental The property is priced at €395,000, which is a mere 0.4% above its fair value of €393,246, indicating that it is overpriced in the current market. With a gross yield of 4.1% and a neighborhood rating of 53/100, the investment may not provide the returns necessary to justify the cost. Family rental Although the apartment is situated in a suburban area of Setúbal, its listing price of €395,000 is above the fair value of €393,246, reflecting a 0.4% overpricing. Given the 4.1% gross yield and moderate neighborhood quality, potential family renters may find more appealing options elsewhere. Buy-and-hold At €395,000, the property is 0.4% over the fair value of €393,246, making it a questionable buy for investors intending to hold long-term. The current gross yield of 4.1% combined with neighborhood shortcomings may limit long-term capital appreciation and rental performance.
Economic Vulnerability The economic stability score of 45 out of 100 suggests a significant risk of potential vacancy or reduced rental income due to weak regional economic conditions.
