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 100 m², built in 2003, energy rating C. Located on praceta Lagar de São João, 3, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment's integrated sound system and central vacuuming enhance its modern appeal, while guaranteed parking adds convenience in the bustling heart of Setúbal.
The valuation. The asking price of €385,000 is significantly above the fair value of €264,514, representing an overpricing of €120,486, or 31.3%. This property is considered overpriced in the current market conditions. Buy-to-flip angle. A resale strategy would focus on renovations to enhance the apartment’s appeal, potentially targeting an updated sale price beyond the current listing after value-adding improvements. Buy-to-let angle. The estimated rental income of €962 per month yields about 3%. A buy-to-let strategy could capitalize on the area's rental demand, benefiting from long-term tenancy agreements throughout the rural community.
Fair value modelled at €264,514 from the area baseline, adjusted for condition and location. Asking €385,000 sits €120,486 (31.3%) above — overpriced versus fair value.
Asking €385,000 versus the praceta Lagar de São João, 3 area baseline of €274,600 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 55 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
praceta Lagar de São João, 3
Area baseline €274,600 + condition +€2,031 + location -€2,117 = modelled fair value of €264,514 (€2,645/m²), a €120,486 (31.3%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Lagar de São João, 3 | Subject | €385,000 | €3,850 | — | 74 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Active | €299,000 | €3,785 | 1.7% | 72 | 52 |
| Setúbal (São Sebastião) · 65a5da | Active | €292,500 | €3,145 | 18.3% | 72 | 49 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 13.4% | 75 | 51 |
| rua Maria Adelaide Rosado Pinto, 5 | Active | €449,500 | €3,654 | 5.1% | 75 | 49 |
| Median comp | €295,750 | €3,494 | 9.3% | 74 | 50 |
Long-term rental The property is not an ideal candidate for long-term rental due to its high price point of €385,000 compared to a fair value of €264,514, indicating it is overpriced by 31.3%. Additionally, the area's low tenant quality and neighborhood score of 48/100 suggest limited rental demand. Value-add renovation The potential for a value-add renovation strategy is limited as the current listing price is significantly above fair value, impacting the profitability of potential renovations. With a property condition rating of 76/100, any renovations would need to be substantial to justify the €385,000 price tag, further emphasizing its overpriced status.
Economic Instability Risk The property has a low economic stability score of 40/100, indicating potential challenges in market conditions that could affect rental income and property value.
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