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 apartment of 86 m², energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a sunny balcony that enhances outdoor living space and offers views of the surrounding area, contributing to its appeal and functionality.
The valuation. The asking price of €275,000 exceeds the fair value of €236,590 by €38,410 (14.0%). This property is considered overpriced upon analysis of current market conditions.
Fair value modelled at €236,590 from the area baseline, adjusted for condition and location. Asking €275,000 sits €38,410 (14.0%) above — overpriced versus fair value.
Asking €275,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €236,156 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 50 · Economic 50 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €236,156 + condition +€9,944 + location -€910 = modelled fair value of €236,590 (€2,751/m²), a €38,410 (14.0%) gap versus the €275,000 asking price.
Long-term rental Given the apartment's fair value of €236,590, the current listing price of €275,000 indicates it is overpriced by 14.0%, which may limit potential returns for long-term rental investors. The gross yield of 3.8% suggests that while the property is generating some income, it is not sufficient to justify the premium price in a relatively rural area with limited amenities. Value-add renovation The current condition rating of 82/100 indicates that the apartment has good potential for value-add renovations, although the existing expensive price tag suggests that renovations may not lead to a profitable return on investment. With the neighbourhood rating at 49/100, the possibility of enhancing the property’s appeal through renovations must be carefully weighed against its already inflated listing price.
Economic vulnerability The property faces a risk of economic instability due to a low economic stability score of 50/100, which may affect rental income and property value in the long term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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