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, 2-bathroom apartment of 92 m², built in 1977, energy rating D. Located on praceta Fernando Pessoa, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious balcony ideal for outdoor dining, and the kitchen is equipped with modern cabinetry, enhancing both functionality and aesthetics.
The valuation. The asking price of €329,000 significantly exceeds the fair value of €220,307 by €108,693 (33.0%). This property is overpriced, which may deter potential buyers in a competitive market.
Fair value modelled at €220,307 from the area baseline, adjusted for condition and location. Asking €329,000 sits €108,693 (33.0%) above — overpriced versus fair value.
Asking €329,000 versus the praceta Fernando Pessoa area baseline of €252,632 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 50 · Amenities 40 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
praceta Fernando Pessoa
Area baseline €252,632 + condition -€18,256 + location -€4,869 = modelled fair value of €220,307 (€2,395/m²), a €108,693 (33.0%) gap versus the €329,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando Pessoa | Subject | €329,000 | €3,576 | — | 65 | 45 |
| rua de Badajoz | Active | €399,800 | €2,897 | 19.0% | 65 | 49 |
| avenida República da Guiné-Bissau | Active | €350,000 | €2,846 | 20.4% | 54 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 032543 | Active | €280,000 | €3,636 | 1.7% | 62 | 46 |
| Setúbal (São Sebastião) · 25f4d9 | Active | €349,000 | €3,088 | 13.6% | — | 40 |
| Median comp | €349,500 | €2,993 | 16.3% | 62 | 47 |
Long-term rental With a fair value of €220,307, the property is overpriced at €329,000, presenting a significant gap of 33.0%. Moreover, the gross yield of 3.9% is below the standard expectations for long-term rentals in more active markets. Family rental The property is listed at €329,000, which is 33.0% above its fair value of €220,307, indicating it may not yield a favorable return for family rentals in this rural area. Additionally, with a neighbourhood rating of 45/100, potential tenants may find limited amenities and economic opportunities, impacting attractiveness for family rentals.
Economic Vulnerability The economic stability score of 40/100 indicates a high risk of fluctuating market conditions, which may impact rental income and property values negatively. Tenant Instability A tenant stability score of 50/100 suggests moderate turnover rates, potentially leading to increased vacancy periods and additional costs associated with finding new tenants.
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