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.
6-bedroom, 2-bathroom apartment of 195 m², built in 1965, energy rating C. Located on praceta de Macau, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property includes a private 28m² yard, perfect for outdoor leisure, and boasts a rare feature of two entrances, enhancing accessibility and privacy.
The valuation. The asking price of €445,000 sits €65,221 (14.7%) below its fair value of €510,221, indicating that this property is underpriced in the current market. This presents a favorable opportunity for potential investors looking for value.
Fair value modelled at €510,221 from the area baseline, adjusted for condition and location. Asking €445,000 sits €65,221 (14.7%) below — the upside to fair value.
Asking €445,000 versus the praceta de Macau area baseline of €535,470 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 45 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
praceta de Macau
Area baseline €535,470 + condition +€4,570 + location -€10,319 = modelled fair value of €510,221 (€2,617/m²), a €65,221 (14.7%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta de Macau | Subject | €445,000 | €2,282 | — | 75 | 45 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 10.4% | 75 | 48 |
| avenida Doutor António Rodrigues Manito, 94 | Active | €340,000 | €2,556 | 12.0% | 73 | 58 |
| rua Bombeiros de Setúbal | Active | €380,000 | €2,568 | 12.5% | 75 | 45 |
| rua das Areias, 9 | Active | €370,000 | €2,534 | 11.1% | 80 | 53 |
| Median comp | €357,500 | €2,545 | 11.5% | 75 | 51 |
Long-term rental The 6-bed apartment in Setúbal demonstrates potential for stable long-term rental income due to its robust yield of 4.7% gross and a fair value indicating it is underpriced relative to its listing. Given the limited housing supply in this rural area, securing tenants who value space could lead to consistent occupancy and revenue. Value-add renovation With a condition rating of 77/100, the property offers an opportunity for value-add renovation, which could enhance its appeal and increase rental income potential. Investing in updates and improvements could also elevate the overall property value, potentially leading to an appreciation that surpasses its current fair value. Family rental This spacious 6-bed apartment is well-suited for family rentals, providing ample space in a rural setting where families may prefer quieter living conditions. The reasonable listing price relative to the fair value positions it favorably in attracting families seeking long-term accommodation above the nearby competition.
Economic Vulnerability The economic stability score of 45/100 indicates a high risk of fluctuations in the local economy, potentially affecting tenant retention and property value negatively.
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