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.
0-bedroom, 0-bathroom apartment of 75 m², built in 1975. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a sunroom equipped with oscillating PVC windows and double glazing, enhancing thermal and acoustic insulation for year-round comfort.
The valuation. The asking price of €258,000 exceeds the fair value of €197,353 by €60,647, representing a 23.5% overvaluation. This property should be approached with caution due to its pricing relative to market expectations.
Fair value modelled at €197,353 from the area baseline, adjusted for condition and location. Asking €258,000 sits €60,647 (23.5%) above — overpriced versus fair value.
Asking €258,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €194,325 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 65). 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 €194,325 + condition -€5,859 + location +€4,763 = modelled fair value of €197,353 (€2,631/m²), a €60,647 (23.5%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 261e6e | Subject | €258,000 | €3,440 | — | 68 | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a7fad | Active | €269,900 | €2,902 | 15.6% | 65 | 54 |
| Setúbal (São Sebastião) · 4a7fa8 | Active | €270,000 | €2,288 | 33.5% | 70 | 57 |
| rua José Luciano de Carvalho, 2 | Active | €170,000 | €3,091 | 10.1% | 62 | 48 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 32.1% | 68 | 50 |
| Median comp | €239,450 | €2,997 | 12.9% | 67 | 52 |
Long-term rental The property’s listing price reflects a 23.5% gap from its fair value, indicating it is overpriced for long-term rental prospects. With a gross yield of 3.8%, the potential return does not justify the current asking price in a market with limited economic drivers. Family rental As a family rental, the high asking price of €258,000 does not align with its fair value of €197,353, rendering it overpriced. The neighbourhood's safety and amenities score low, further complicating its appeal to families seeking housing in a suburban setting. Buy-and-hold In a buy-and-hold strategy, the 3.8% yield fails to compensate for the overpricing of the property, closing the door on a viable long-term investment. The 70/100 condition rating suggests moderate upkeep needs, which could further detract from overall profitability.
Economic Instability Risk The economic stability score of 50/100 indicates a high risk of fluctuating market conditions that could negatively impact rental income and property value.
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