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.
4-bedroom, 2-bathroom apartment of 111 m², built in 1979, energy rating E. Located on avenida Dom Manuel I, 90, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: Enjoy outdoor living with 2 balconies, enhancing the apartment's appeal and potential for relaxation. Condition Notes: Interior shows significant wear, needing updates for optimal living condition.
The valuation. The asking price of €245,000 exceeds the fair value of €112,017 by €132,983 (54.3%). This property is considered overpriced based on current market standards.
Fair value modelled at €112,017 from the area baseline, adjusted for condition and location. Asking €245,000 sits €132,983 (54.3%) above — overpriced versus fair value.
Asking €245,000 versus the avenida Dom Manuel I, 90 area baseline of €176,268 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 41/100 (Condition 36 · Materials 45 · Room dimensions 47). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 43/100 (Housing Market 40 · Amenities 45 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
avenida Dom Manuel I, 90
Area baseline €176,268 + condition -€59,316 + location -€4,936 = modelled fair value of €112,017 (€1,009/m²), a €132,983 (54.3%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Manuel I, 90 | Subject | €245,000 | €2,207 | — | 36 | 43 |
| praça Olga Morais Sarmento | Active | €260,000 | €2,989 | 35.4% | 40 | 43 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0dcff3 | Active | €345,000 | €3,350 | 51.8% | — | 47 |
| rua Diogo Cão | Active | €225,000 | €2,368 | 7.3% | 45 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 023c60 | Active | €345,000 | €3,136 | 42.1% | 55 | 53 |
| Median comp | €302,500 | €3,063 | 38.7% | 45 | 47 |
Long-term rental This property, listed at €245,000 but with a fair value of €112,017, is overpriced by 54.3%, making it a less attractive option for consistent rental income. The 6.2% gross yield, coupled with a condition rating of 41/100 and a neighbourhood rating of 43/100, suggests potential tenants may prefer better quality options. Buy-and-hold Despite the potential for appreciation, the significant gap between the asking price and its fair value indicates that holding this property may not yield the expected returns. The limited economic activity in the peripheral area further complicates the investment's long-term attractiveness, especially given the property's current condition.
Economic Instability Risk The economic stability score of 40/100 indicates a potential risk of fluctuating property values and reduced tenant demand due to local economic challenges.
