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, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Key Features: The apartment includes a cozy balcony that provides panoramic views over Setúbal, enhancing the overall living experience with ample natural light and an inviting atmosphere. Notes: The high floor location ensures enhanced privacy and tranquility amidst urban surroundings.
The valuation. The asking price of €269,000 is significantly above the fair value of €208,071, indicating the property is overpriced by €60,929 (22.7%).
Fair value modelled at €208,071 from the area baseline, adjusted for condition and location. Asking €269,000 sits €60,929 (22.7%) above — overpriced versus fair value.
Asking €269,000 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 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 30 · Amenities 40 · Economic 40 · Tenant Quality 65). 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 +€625 + location -€4,234 = modelled fair value of €208,071 (€2,601/m²), a €60,929 (22.7%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Subject | €269,000 | €3,363 | — | 72 | 45 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 13.0% | 75 | 49 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 7.3% | 72 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 4.7% | — | 59 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 6.3% | 70 | 48 |
| Median comp | €257,450 | €3,337 | 0.8% | 72 | 51 |
Family rental Given the neighbourhood's low score of 45/100, the 2-bed apartment in Setúbal appears overpriced for family rental purposes, as property features and local amenities may not attract quality tenants. Additionally, with a gross yield of only 3.8%, potential returns for a family rental investment are less compelling, further emphasizing the associated risks. Buy-and-hold Holding this property may not yield desirable long-term gains as it is priced 22.7% above fair value at €269,000, which could result in significant equity erosion as market conditions shift. The economic and agricultural-focused context limits appreciation potential, making it a risky buy-and-hold candidate. Value-add renovation The apartment's condition score of 76/100 indicates it may require updates, but with a fair value of only €208,071, the current asking price suggests any investment in renovations may not justify the gap, maintaining its status as overpriced. Additionally, the predominantly agricultural setting and lack of high-demand amenities lessen the likelihood of generating value from renovations.
High Economic Risk The economic stability score of 40/100 indicates a significant risk of economic downturn affecting the property's investment potential.
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