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 51 m², built in 1950, energy rating D. Located on rua das Oliveiras, 8, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes a delightful private terrace offering views of the traditional neighborhood, perfect for outdoor dining and relaxation. Condition Notes: The charming interior features modern appliances and satisfactory finishes.
The valuation. The asking price of €330,000 is significantly above the fair value of €134,920, representing a disparity of €195,080 (59.1%). This property is deemed overpriced. Buy-to-flip angle. Given the high-quality finishes, targeting a resale after minor cosmetic upgrades could allow for a profitable exit, albeit the initial cost is steep. Buy-to-let angle. With an estimated gross yield of 3.5% and a potential rental income of €963 per month, the property could offer stable cash flow, though the rural setting may limit demand for long-term tenants.
Fair value modelled at €134,920 from the area baseline, adjusted for condition and location. Asking €330,000 sits €195,080 (59.1%) above — overpriced versus fair value.
Asking €330,000 versus the rua das Oliveiras, 8 area baseline of €132,141 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 55 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua das Oliveiras, 8
Area baseline €132,141 + condition +€1,594 + location -€1,619 = modelled fair value of €134,920 (€2,645/m²), a €195,080 (59.1%) gap versus the €330,000 asking price.
Long-term rental The property is overpriced at €330,000, with a fair value of only €134,920, resulting in a substantial gap of 59.1%. Given the low neighborhood rating of 47/100 and a relatively weak rental yield of 3.5%, the long-term rental strategy lacks compelling financial justification. Family rental In its current overpriced state, the €330,000 listing does not align with the fair value of €134,920, leaving a significant 59.1% gap. The neighborhood's low rating of 47/100 indicates potential challenges in attracting family tenants, making this strategy less viable.
Economic Decline Risk With an economic stability score of 45/100, there is a heightened risk of reduced demand and rental income instability due to potential local economic downturns.
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