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 60 m², built in 1989, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The apartment includes modern soundproofing materials that minimize exterior noise, enhancing the living experience despite its central location in Setúbal.
The valuation. The asking price of €289,000 exceeds the fair value of €165,821 by €123,179 (42.6%), indicating that the property is overpriced.
Fair value modelled at €165,821 from the area baseline, adjusted for condition and location. Asking €289,000 sits €123,179 (42.6%) above — overpriced versus fair value.
Asking €289,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €164,760 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 76 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 60 · Economic 45 · Tenant Quality 55). 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 €164,760 + condition +€5,156 + location +€1,905 = modelled fair value of €165,821 (€2,764/m²), a €123,179 (42.6%) gap versus the €289,000 asking price.
Long-term rental The current gross yield of 3.2% is relatively low, which indicates that the property may not provide sufficient cash flow relative to its listing price of €289,000. With a fair value estimated at €165,821, this property appears overpriced, making long-term rental a less attractive investment opportunity. Value-add renovation Given the apartment's condition score of 81/100, a value-add renovation could enhance its appeal; however, the steep price of €289,000 suggests the potential for ROI may be limited. Any renovation costs must also be weighed against the property's current fair value of €165,821, indicating that it is overpriced. Buy-and-hold Holding this asset in a suburban neighborhood with a modest safety and school quality rating does not justify the high purchase price of €289,000, especially since it exceeds the fair value by 42.6%. The buy-and-hold strategy is undermined by the property being overpriced, which may affect long-term appreciation expectations.
Low tenant retention risk Due to a tenant stability score of 55/100, there may be a significant risk of tenant turnover, potentially affecting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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