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, 3-bathroom mix_use_building of 200 m², energy rating B. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique opportunity to own a fully restored historic building with multiple autonomous units, combining modern amenities with cultural charm in the heart of Setúbal's Historic Downtown.
The valuation. The asking price of €800,000 is substantially above fair value at €544,684, representing an overpriced property by €255,316 or 31.9%. This discrepancy indicates a significant financial risk for potential investors.
Fair value modelled at €544,684 from the area baseline, adjusted for condition and location. Asking €800,000 sits €255,316 (31.9%) above — overpriced versus fair value.
Asking €800,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €549,200 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 77 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 60). 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 €549,200 + condition +€11,250 + location +€4,234 = modelled fair value of €544,684 (€2,723/m²), a €255,316 (31.9%) gap versus the €800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 523086 | Subject | €800,000 | €4,000 | — | 80 | 52 |
| praça do Bocage em Setúbal | Active | €795,000 | €4,392 | 9.8% | 73 | 55 |
| rua Vasco da Gama, 34 | Active | €649,900 | €2,813 | 29.7% | 70 | 44 |
| avenida dos Combatentes | Active | €330,000 | €3,235 | 19.1% | — | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · aff4e7 | Active | €0 | €0 | 100.0% | — | 53 |
| Median comp | €489,950 | €3,024 | 24.4% | 72 | 53 |
Long-term rental The property in Setúbal, listed at €800,000, presents a significant gap of 31.9% compared to its fair value of €544,684, indicating that it is overpriced. Additionally, the property boasts a low yield of 0% gross, making it an unattractive option for long-term rental investment. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable, as its listing price of €800,000 far exceeds the fair value of €544,684, leading to a substantial 31.9% premium. The area's mixed urban-rural characteristics do not justify its current valuation, especially given the neighbourhood score of 52/100. Value-add renovation Investing in a value-add renovation strategy for this property would be illogical, as it is currently overpriced at €800,000 when the fair value stands at €544,684—31.9% lower. With its condition rated at 79/100 and neighbourhood dynamics that do not support the current asking price, potential returns would be severely compromised.
Weak demand risk The economic stability score of 50/100 indicates a potential lack of demand, which may lead to challenges in attracting and retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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