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 91 m², energy rating E. Located on praceta Professora Virgínia Rau, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts spectacular panoramic views of Setúbal from the 9th floor and has abundant natural light, enhancing its appeal for renovation opportunities.
The valuation. The asking price of €259,000 sits significantly above fair value at €111,360, indicating it is overpriced by €147,640 (57.0%). This discrepancy suggests a cautious approach when considering an investment in this property.
Fair value modelled at €111,360 from the area baseline, adjusted for condition and location. Asking €259,000 sits €147,640 (57.0%) above — overpriced versus fair value.
Asking €259,000 versus the praceta Professora Virgínia Rau area baseline of €144,508 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 58 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
praceta Professora Virgínia Rau
Area baseline €144,508 + condition -€31,992 + location -€1,156 = modelled fair value of €111,360 (€1,224/m²), a €147,640 (57.0%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Professora Virgínia Rau | Subject | €259,000 | €2,846 | — | 58 | 48 |
| Setúbal (São Sebastião) · 03254b | Active | €249,000 | €3,320 | 16.6% | 60 | 48 |
| Setúbal (São Sebastião) · f35fb5 | Active | €329,999 | €3,976 | 39.7% | — | 49 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 16.4% | 65 | 51 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 25.6% | 65 | 45 |
| Median comp | €297,000 | €3,448 | 21.1% | 65 | 49 |
Long-term rental The current listing price of €259,000 significantly exceeds the fair value of €111,360, presenting a 57.0% gap, indicating that this property is overpriced. With a gross yield of 4% and a neighborhood score of 48/100, the long-term rental potential is limited, making it a less attractive investment choice. Buy-and-hold Although the property might be considered for a buy-and-hold strategy, its current valuation at €259,000 is substantially above the fair value of €111,360, marking it as overpriced. Given the neighborhood’s low score of 48/100 and limited economic and amenity prospects, the likelihood of substantial value appreciation is diminished.
High Economic Risk The economic stability score of 35/100 indicates a significant risk of economic downturn, which may affect rental income and property value negatively.
