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 93 m², built in 1976. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment includes two sunrooms, enhancing living space and providing versatile options for relaxation and entertainment in a bright and inviting environment.
The valuation. The asking price of €269,900 is significantly above the fair value of €231,561, exceeding it by €38,339 (14.2%). This property is overpriced and does not present a favorable investment opportunity.
Fair value modelled at €231,561 from the area baseline, adjusted for condition and location. Asking €269,900 sits €38,339 (14.2%) above — overpriced versus fair value.
Asking €269,900 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €246,078 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 45 · Economic 40 · Tenant Quality 55). 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 €246,078 + condition -€18,455 + location +€3,937 = modelled fair value of €231,561 (€2,490/m²), a €38,339 (14.2%) gap versus the €269,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a7fad | Subject | €269,900 | €2,902 | — | 65 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 261e6e | Active | €258,000 | €3,440 | 18.5% | 68 | 56 |
| rua José Luciano de Carvalho, 2 | Active | €170,000 | €3,091 | 6.5% | 62 | 48 |
| Setúbal (São Sebastião) · 4a7eae | Active | €282,000 | €3,525 | 21.5% | 68 | 54 |
| rua José Fontana | Active | €190,000 | €3,455 | 19.0% | — | 51 |
| Median comp | €224,000 | €3,448 | 18.8% | 68 | 53 |
Long-term rental Given the analysis, this property remains overpriced at €269,900 compared to its fair value of €231,561, indicating a 14.2% gap. With a gross yield of 4.2% and a neighbourhood rating of 54/100, potential long-term rental returns may not justify the initial investment cost. Value-add renovation The current condition of the apartment is rated 62/100, suggesting that while there is potential for value-add renovations, the initial price of €269,900 exceeds fair market value. Investing in renovations may not sufficiently close the gap against the fair value, indicating that this property is not an effective strategy for generating significant returns. Short-term vacation rental This property is overpriced at €269,900, which does not align with the potential returns typically expected from short-term vacation rentals in the area. The limited urban infrastructure and inadequate amenities lower its attractiveness for short-term rentals. Luxury market The listing price of €269,900 places the property above its fair value, making it less suitable for the luxury market. The combination of a lower neighbourhood rating and limited amenities diminishes its appeal to higher-end clientele.
Low Tenant Stability Risk The tenant stability score of 55/100 suggests a moderately unstable rental market, which could lead to higher vacancy rates and potential revenue loss for the property.
