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, 2-bathroom apartment of 92 m², built in 1988. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a spacious outdoor terrace that enhances the living area and offers a tranquil escape within the bustling heart of Setúbal.
The valuation. The asking price of €325,000 sits €66,173 (20.4%) above the fair value of €258,827, indicating that the property is overpriced. Buyers should approach this listing with caution, as it does not reflect a favorable investment opportunity.
Fair value modelled at €258,827 from the area baseline, adjusted for condition and location. Asking €325,000 sits €66,173 (20.4%) above — overpriced versus fair value.
Asking €325,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €252,632 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 81 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 56). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €252,632 + condition +€11,500 + location +€3,895 = modelled fair value of €258,827 (€2,813/m²), a €66,173 (20.4%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · f366cb | Subject | €325,000 | €3,533 | — | 81 | 54 |
| rua São Jorge, 14 | Active | €285,000 | €2,740 | 22.4% | 82 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5ac0 | Active | €360,000 | €3,529 | 0.1% | 75 | 56 |
| praceta de São Gabriel S / N | Active | €242,000 | €3,457 | 2.1% | 78 | 44 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 12.2% | 80 | 55 |
| Median comp | €266,500 | €3,279 | 7.2% | 79 | 55 |
Buy-and-hold The 2-bed apartment in Setúbal, listed at €325,000, is presently overpriced with a gap to fair value of 20.4%, suggesting limited appreciation potential in a market characterized by industrial overhang. With a gross yield of only 3% and a neighbourhood rating of 54/100, the investment may struggle to generate attractive long-term returns. Long-term rental Given the current valuation of €325,000, which significantly exceeds the fair value of €258,827, the property appears overpriced and may deter quality tenants seeking reasonable rents in Setúbal's mixed urban environment. The 85/100 condition score is a positive aspect, but it may not compensate for the lack of desirable neighbourhood amenities or tenant quality.
Economic Volatility Risk The economic stability score of 60/100 indicates a moderate risk of fluctuations in the local economy that could negatively impact rental income.
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