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 house of 56 m², built in 1951. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The updated kitchen features modern appliances, and the private yard includes a separate bathroom, enhancing outdoor leisure and convenience for residents and guests.
The valuation. The asking price of €230,000 is significantly above the fair value of €124,424, representing an overpricing of €105,576 (45.9%). This disparity indicates that the property is not a sound investment based on its current valuation.
Fair value modelled at €124,424 from the area baseline, adjusted for condition and location. Asking €230,000 sits €105,576 (45.9%) above — overpriced versus fair value.
Asking €230,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €148,176 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 (Condition 42 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 45 · Amenities 50 · Economic 55 · Tenant Quality 58). 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 €148,176 + condition -€24,938 + location +€1,185 = modelled fair value of €124,424 (€2,222/m²), a €105,576 (45.9%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6fbc1b | Subject | €230,000 | €4,107 | — | 42 | 52 |
| Setúbal (São Sebastião) · b7b508 | Active | €228,000 | €4,471 | 8.8% | 42 | 54 |
| rua da Brasileira | Active | €250,000 | €3,012 | 26.7% | 48 | 49 |
| Setúbal (São Sebastião) · 6fb9b8 | Active | €280,000 | €3,733 | 9.1% | 60 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 9.2% | 72 | 48 |
| Median comp | €265,000 | €4,102 | 0.1% | 54 | 50 |
Long-term rental The property’s high price point of €230,000 significantly exceeds its fair value of €124,424, indicating a marked gap of 45.9%. Given the peripheral location and car dependency, long-term rental demand is likely to be limited, making this investment less appealing. Value-add renovation With a condition rating of 47/100, the property requires substantial renovation, which could present an opportunity for enhancement. However, the 45.9% gap from fair value suggests that any potential improvements may not yield a sufficient return on investment, particularly in a semi-rural context. Not ideal for luxury market This property, given its pricing and lack of premium features, is clearly overpriced for the luxury market segment. Its location and condition do not support a high-end appeal, limiting its attractiveness to affluent buyers. Not ideal for short-term vacation rental Due to its overpricing and peripheral location, this property is not suitable for short-term vacation rentals. The dependency on cars and limited amenities further diminish its attractiveness for tourists seeking convenience.
Economic and Tenant Instability Risk The property is at risk due to low economic stability (55/100) and tenant stability (58/100), which may lead to challenges in rental income consistency and property value retention.
