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.
1-bedroom, 1-bathroom studio of 45 m², built in 1985, energy rating D. Located on rua Gregório Lopes, 31, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This studio, converted into a one-bedroom, showcases a modern renovation completed in 2025 with quality finishes and a bright living space, fostering a cozy ambiance.
The valuation. The asking price of €219,000 sits significantly above the fair value of €119,365, resulting in an overpriced verdict of €99,635, which equates to a 45.5% disparity. Buy-to-flip angle. A buy-to-flip strategy would be less viable here due to the high acquisition cost; potential resale requires significant appreciation that may not easily materialize given market conditions. Buy-to-let angle. Aiming for long-term rental, with an estimated gross yield of 3.4% translating to approximately €621/month, suggests a modest return in the current market despite the higher initial investment.
Fair value modelled at €119,365 from the area baseline, adjusted for condition and location. Asking €219,000 sits €99,635 (45.5%) above — overpriced versus fair value.
Asking €219,000 versus the rua Gregório Lopes, 31 area baseline of €116,595 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 68 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 58/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Gregório Lopes, 31
Area baseline €116,595 + condition -€3,516 + location +€3,810 = modelled fair value of €119,365 (€2,653/m²), a €99,635 (45.5%) gap versus the €219,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gregório Lopes, 31 | Subject | €219,000 | €4,867 | — | 72 | 58 |
| Setúbal (São Sebastião) · 6fb95c | Active | €228,000 | €3,800 | 21.9% | 72 | 46 |
| Palmela · 0dcf1e | Active | €228,000 | €3,167 | 34.9% | 68 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 6.9% | — | 55 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 6.6% | 68 | 50 |
| Median comp | €228,000 | €4,166 | 14.4% | 68 | 49 |
Long-term rental The investment in this 1-bed studio in Setúbal is currently not feasible due to its full asking price being 45.5% above the fair value, leading to limited upside potential in the rental market. Given the gross yield of 3.4% and the property's condition and neighbourhood ratings, the projected returns fall short of a prudent long-term rental investment. Buy-and-hold Opting for a buy-and-hold strategy for this property is ill-advised because of its significant overvaluation at €219,000 compared to the fair value of €119,365. With only moderate returns anticipated and a transitional area profile, the risks outweigh benefits for those looking to secure future appreciation.
Economic and Tenant Stability Risk The property has a moderate economic stability score of 60/100 and a corresponding tenant stability score of 60/100, indicating potential challenges in attracting and retaining reliable tenants, which could impact rental income and property value.
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