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 74 m², energy rating C. Located on praceta de São Gabriel, 1, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a large balcony that seamlessly extends living space, complemented by double-glazed windows that enhance thermal and acoustic insulation throughout the home.
The valuation. The asking price of €242,000 is significantly above fair value, which is set at €195,331, presenting an overprice of €46,669 (19.3%). This indicates that the property is overpriced compared to market expectations.
Fair value modelled at €195,331 from the area baseline, adjusted for condition and location. Asking €242,000 sits €46,669 (19.3%) above — overpriced versus fair value.
Asking €242,000 versus the praceta de São Gabriel, 1 area baseline of €195,804 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 80 · Materials 75 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
praceta de São Gabriel, 1
Area baseline €195,804 + condition +€2,659 + location -€3,133 = modelled fair value of €195,331 (€2,640/m²), a €46,669 (19.3%) gap versus the €242,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta de São Gabriel, 1 | Subject | €242,000 | €3,270 | — | 80 | 46 |
| Setúbal (São Sebastião) · 65a6ee | Active | €315,000 | €2,917 | 10.8% | 70 | 40 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 956c80 | Active | €275,000 | €3,198 | 2.2% | 80 | 49 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 1.3% | 74 | 47 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 11.3% | 76 | 56 |
| Median comp | €282,500 | €3,058 | 6.5% | 75 | 48 |
Long-term rental The 2-bed apartment in Setúbal, listed at €242,000, is overpriced given its fair value of €195,331, indicating a 19.3% gap. With a gross yield of only 4.2% and a neighborhood score of 46/100, the property may pose challenges in attracting reliable long-term tenants. Buy-and-hold Despite the potential for long-term growth, this property’s current asking price exceeds its fair value, making it a less appealing buy-and-hold investment at €242,000. The limited amenities and lower tenant quality in the neighborhood further complicate its value proposition for holding onto, as it may not appreciate sufficiently in the near term.
Low Economic and Tenant Stability: With an economic stability score of 45 and a tenant stability score of 50, the property faces significant risks related to market volatility and potential tenant turnover, which could affect rental income and long-term investment viability.
