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 63 m², built in 1968, energy rating E. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The attic offers significant remodeling potential, maximizing the apartment’s usable space with excellent ceiling height, while the converted balconies create more functional sunroom areas.
The valuation. The asking price of €240,000 is significantly above the fair value of €144,804, resulting in an overpriced verdict of €95,196 or 39.7%. This raises concerns regarding the investment's initial cost relative to its market potential.
Fair value modelled at €144,804 from the area baseline, adjusted for condition and location. Asking €240,000 sits €95,196 (39.7%) above — overpriced versus fair value.
Asking €240,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €172,998 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 43/100 (Housing Market 40 · Amenities 40 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €172,998 + condition -€17,227 + location -€4,668 = modelled fair value of €144,804 (€2,298/m²), a €95,196 (39.7%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 95709f | Subject | €240,000 | €3,810 | — | 60 | 43 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 2.6% | — | 55 |
| rua de Damão | Active | €278,000 | €3,610 | 5.2% | 60 | 46 |
| Setúbal (São Sebastião) · 023929 | Active | €295,000 | €3,512 | 7.8% | 72 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 20.0% | 68 | 45 |
| Median comp | €261,500 | €3,561 | 6.5% | 68 | 50 |
Long-term rental The yield of 4% is modest and reflects the overall condition of the property and the neighbourhood, both of which are below average. Given the property is overpriced by 39.7% compared to its fair value, potential long-term rental returns are unlikely to justify the investment. Buy-and-hold Holding onto this property may not yield significant appreciation, considering its current fair value is 40% lower than the listing price. The economic and amenity limitations of the surrounding rural area further hinder the potential for value gains over time. Value-add renovation While renovations could enhance the property’s value, the current listing price at €240,000 is excessive relative to an estimated fair value of €144,804. The condition rating of 58/100 suggests that substantial investment is needed, but the high entry price diminishes the potential return on such renovations.
Economic Vulnerability The economic stability score of 40/100 indicates a significant risk of unstable market conditions affecting property value and demand.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
