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, 1-bathroom apartment of 70 m², built in 1973, energy rating D. Located on rua Raúl Brandão, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Notable Features: The spacious and very bright balcony provides ample natural light, while the potential to convert the storage space into a second bathroom adds versatility.**
The valuation. The asking price of €249,000 is significantly above fair value, which is determined at €116,781. This results in an overpriced status of €132,219 (53.1%).
Fair value modelled at €116,781 from the area baseline, adjusted for condition and location. Asking €249,000 sits €132,219 (53.1%) above — overpriced versus fair value.
Asking €249,000 versus the rua Raúl Brandão area baseline of €167,090 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Raúl Brandão
Area baseline €167,090 + condition +€2,953 + location +€2,668 = modelled fair value of €116,781 (€1,668/m²), a €132,219 (53.1%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Raúl Brandão | Subject | €249,000 | €3,557 | — | 75 | 56 |
| Setúbal (São Sebastião) · 261fdf | Active | €285,000 | €3,239 | 9.0% | 72 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5ac0 | Active | €360,000 | €3,529 | 0.8% | 75 | 56 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 12.4% | 72 | 53 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 12.9% | 80 | 55 |
| Median comp | €274,950 | €3,178 | 10.7% | 74 | 54 |
Long-term rental The 3-bed apartment in Setúbal is priced at €249,000, which is 53.1% above its fair value of €116,781, indicating it may not provide the best returns for long-term rental investments. Additionally, with a gross yield of only 4% and a neighborhood score of 56/100, the potential for solid cash flow is limited in this overpriced market. Industrial worker housing Given the proximity to Sines and its strong industrial sector, this apartment could cater to the demand for worker housing; however, its current pricing makes it less attractive for this strategy. The property’s location and condition score of 78/100 suggest it is suitable for housing, but the 53.1% gap from fair value hinder its viability in this segment. Value-add renovation With a fair value significantly lower than its listing price, any renovation plans to increase the property’s value may be undermined by its overpriced status. While the apartment's condition score is decent at 78/100, the 4% gross yield offers minimal room for profit after renovation costs in this inflated market.
Moderate Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 60/100, there is an increased risk of fluctuating income and potential vacancies impacting financial performance.
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