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, 1-bathroom apartment of 77 m². Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features vintage 1970s architecture combined with good solar exposure, creating a unique ambiance filled with natural light throughout the day.
The valuation. The asking price of €280,000 is significantly above the fair value of €187,609, representing an overpricing of €92,391 (33.0%). This property does not present an attractive investment opportunity based on current market assessments.
Fair value modelled at €187,609 from the area baseline, adjusted for condition and location. Asking €280,000 sits €92,391 (33.0%) above — overpriced versus fair value.
Asking €280,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €203,742 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 62 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 35 · 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 €203,742 + condition -€12,873 + location -€3,260 = modelled fair value of €187,609 (€2,436/m²), a €92,391 (33.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 032543 | Subject | €280,000 | €3,636 | — | 62 | 46 |
| rua das Dálias, 6 | Active | €254,900 | €2,999 | 17.5% | 68 | 44 |
| Setúbal (São Sebastião) · 261fdf | Active | €285,000 | €3,239 | 10.9% | 72 | 53 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 14.3% | 72 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 16.2% | 68 | 45 |
| Median comp | €259,900 | €3,083 | 15.2% | 70 | 49 |
Long-term rental Given the current fair value of €187,609, the property is overpriced at €280,000, which may hinder its attractiveness to potential long-term tenants. With a gross yield of just 4.5%, the return on investment is below market expectations for the area, where economic activity is predominantly agricultural. Buy-and-hold Investing in this property for the long term presents challenges due to its 33.0% gap from fair value, indicating that the asset is overpriced. Additionally, with a condition rating of 64/100 and a neighbourhood score of only 46/100, future appreciation is uncertain, putting the investment at risk. Family rental This property may struggle to attract families as a rental option, given its overpriced listing and the nearby amenities rated poorly within the neighbourhood. The yield of 4.5% falls short in a market where family units typically require better value, making it a less desirable investment. Not ideal for The property is not suitable for short-term vacation rental or student housing given the low neighbourhood rating and lower tenant quality. Additionally, it does not align with luxury market expectations due to its overpriced status and fair value gap.
High tenant turnover risk With a tenant stability score of 50/100, there is an increased likelihood of vacancies and associated costs as tenants may not remain long-term in the property.
