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, 2-bathroom apartment of 145 m², built in 1993, energy rating E. Located on avenida Alexandre Herculano, 42, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features large windows that flood the living areas with natural light and offer breathtaking panoramic views of Setúbal's skyline, enhancing its appeal to potential renters and investors.
The valuation. The asking price of €414,000 exceeds fair value by €52,584, equating to a 12.7% premium. As such, this property is considered overpriced.
Fair value modelled at €424,541 from 6 comparable sales in the area. Asking €399,000 sits €25,541 (6.0%) below — the upside to fair value.
Asking €399,000 versus the avenida Alexandre Herculano, 42 area baseline of €374,213 (€2,581/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €374,213, adjusted for condition and micro-location, gives a modelled fair value of €424,541 (€2,928/m²), a €25,541 (6.0%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Alexandre Herculano, 42 | Subject | €399,000 | €2,752 | — | 58 | 51 |
| rua Ana Gonçalves | Active | €335,000 | €3,073 | 11.7% | 66 | 49 |
| praceta Fernando Pessoa | Active | €299,000 | €2,990 | 8.7% | 65 | 50 |
| Setúbal (São Sebastião) · e54d69 | Active | €370,000 | €2,681 | 2.6% | 63 | 48 |
| praceta Manuel Envia | Active | €365,000 | €3,802 | 38.2% | 55 | 58 |
| Median comp | €350,000 | €3,032 | 10.2% | 64 | 50 |
Long-term rental The property is currently overpriced at €414,000, which is 12.7% above its fair value of €361,416, diminishing its attractiveness as a long-term rental investment. With a gross yield of only 3.6% and a condition rating of 65/100, the potential for generating substantial rental income appears limited. Buy-and-hold Given its current valuation of €414,000, significantly exceeding the fair value of €361,416, the apartment may not provide favorable returns for a buy-and-hold strategy. Additionally, the low yield of 3.6% combined with a neighborhood score of 51/100 suggests that long-term appreciation might not justify the high initial investment. Value-add renovation The property’s listing price of €414,000 is 12.7% above the fair value, indicating that it is overpriced and may not yield favorable results for a value-add renovation strategy. Despite the apartment's 65/100 condition rating, the potential renovation costs are unlikely to create sufficient value in a rural area where demand is lower, especially given the existing neighborhood dynamics.
Economic Vulnerability The economic stability score of 45/100 indicates a heightened risk of unfavorable market conditions impacting rental income and property value.
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