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 172 m², energy rating C. Located on rua Doutor Armando Lopes, 5, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a spacious balcony ideal for outdoor entertainment, and is located just 350 meters from the beach, combining coastal living with modern conveniences.
The valuation. The asking price of €555,000 is significantly above the fair value of €450,604, resulting in an overvaluation of €104,396 (18.8%). This indicates the property is overpriced relative to current market conditions.
Fair value modelled at €450,604 from the area baseline, adjusted for condition and location. Asking €555,000 sits €104,396 (18.8%) above — overpriced versus fair value.
Asking €555,000 versus the rua Doutor Armando Lopes, 5 area baseline of €472,312 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 78 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 50 · Amenities 40 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua Doutor Armando Lopes, 5
Area baseline €472,312 + condition -€2,688 + location -€1,820 = modelled fair value of €450,604 (€2,620/m²), a €104,396 (18.8%) gap versus the €555,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Armando Lopes, 5 | Subject | €555,000 | €3,227 | — | 72 | 49 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 6.4% | 75 | 43 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 26.6% | 70 | 53 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 6.4% | 74 | 46 |
| avenida Dom João | Active | €370,000 | €2,891 | 10.4% | 74 | 54 |
| Median comp | €290,000 | €2,956 | 8.4% | 74 | 50 |
Long-term rental This property, with a gross yield of 3.3%, is priced at an 18.8% premium over its fair value, indicating that long-term rental returns may not meet investor expectations. The neighborhood's low score of 49/100 and condition rating of 74/100 further diminish its investment appeal, making it less likely to attract stable tenants. Buy-and-hold While buy-and-hold strategies typically benefit from appreciation over time, this property is currently overpriced and may not yield an adequate return on investment. The gap between the listing price and fair value suggests potential difficulties in capitalizing on future market growth, particularly in a neighborhood with limited economic and tenant quality prospects.
Economic Vulnerability The property's low economic stability score of 40/100 indicates a heightened risk of market fluctuations negatively impacting tenant demand and rental income.
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