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.
3-bedroom, 2-bathroom apartment of 141 m², energy rating C. Located on rua Mariano Coelho, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious living room with a fireplace and balcony, perfect for entertaining, while double-glazed windows enhance thermal and acoustic comfort. Location Advantage: Located in a tranquil area close to shops and transport. Accessibility: Features two elevators for convenience.
The valuation. The asking price of €430,000 is €46,979 or 10.9% above the fair value of €383,021, indicating the property is overpriced. This price disparity raises concerns for potential investors considering their return on investment.
Fair value modelled at €383,021 from the area baseline, adjusted for condition and location. Asking €430,000 sits €46,979 (10.9%) above — overpriced versus fair value.
Asking €430,000 versus the rua Mariano Coelho area baseline of €365,331 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 48 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Mariano Coelho
Area baseline €365,331 + condition +€3,966 + location +€5,969 = modelled fair value of €383,021 (€2,716/m²), a €46,979 (10.9%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano Coelho | Subject | €430,000 | €3,050 | — | 74 | 54 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 0.9% | 74 | 46 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 19.9% | 75 | 56 |
| avenida de Angola | Active | €349,000 | €3,173 | 4.0% | 76 | 47 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 22.3% | 70 | 53 |
| Median comp | €315,000 | €3,097 | 1.6% | 75 | 50 |
Long-term rental With a gross yield of 3.5%, the projected returns on a long-term rental of this apartment fall short compared to its purchase price of €430,000, exceeding the fair value of €383,021 by 10.9%. The neighborhood's quality score of 54/100 suggests challenges in attracting high-quality tenants, making long-term rental less desirable for this property. Value-add renovation Although there is potential for value-add renovation to improve the apartment's condition rated at 77/100, the current listing price of €430,000 remains significantly overvalued against a fair value estimate of €383,021. The existing neighborhood context, with an overall score of 54/100, suggests that financial gains from renovations may not be sufficient to bridge the valuation gap in the long term.
Economic Vulnerability With an economic stability score of 45/100, there is a significant risk related to potential economic downturns that could adversely affect tenant demand and property value.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
