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, 2-bathroom mix_use_building of 181 m², built in 1893, energy rating B. Located on praça do Bocage em Setúbal, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features stunning historic architecture dating back to 1893, blended with modern renovations, ensuring both character and functionality for diverse business opportunities.
The valuation. The asking price of €795,000 significantly exceeds the fair value of €493,595 by €301,405, or 37.9%. This property is clearly overpriced based on current market conditions.
Fair value modelled at €493,595 from the area baseline, adjusted for condition and location. Asking €795,000 sits €301,405 (37.9%) above — overpriced versus fair value.
Asking €795,000 versus the praça do Bocage em Setúbal area baseline of €497,026 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 45 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
praça do Bocage em Setúbal
Area baseline €497,026 + condition +€5,091 + location +€9,579 = modelled fair value of €493,595 (€2,727/m²), a €301,405 (37.9%) gap versus the €795,000 asking price.
Long-term rental This property is overpriced by 37.9%, with a fair value significantly lower than the listing price, making it an unappealing option for long-term rental investments. The 0% gross yield suggests that the current market conditions and the property's location do not support positive cash flow potential. Buy-and-hold The significant gap from the fair value indicates that this property is likely to result in poor long-term appreciation, undermining the buy-and-hold strategy. Coupled with the low tenant quality and limited amenities in the neighbourhood, this property appears ill-suited for long-term investment. Family rental Given the significant overpricing at 37.9% above fair value, investing in this property for family rental purposes is not advisable. Furthermore, the low neighbourhood rating for amenities raises concerns about attracting long-term family tenants.
Low Economic Resilience The economic stability score of 40/100 indicates potential volatility and risks in maintaining consistent rental income, which may impact overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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