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 70 m², energy rating E. Located on avenida Bento de Jesus Caraça, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a prime location on Avenida Bento de Jesus Caraça, enhancing both lifestyle and investment potential due to its proximity to key amenities and public transport.
The valuation. The asking price of €195,000 is above fair value, which stands at €182,256, resulting in a markup of €12,744 (6.5%). Verdict: overpriced. Buy-to-flip angle. A wholesale strategy could involve minor cosmetic updates to enhance market appeal before relisting at a competitive price to maximize profits. Buy-to-let angle. Targeting long-term family rentals could yield an estimated gross yield of 4.7%, equating to nearly €764 per month in rental income for consistent cash flow.
Fair value modelled at €182,256 from the area baseline, adjusted for condition and location. Asking €195,000 sits €12,744 (6.5%) above — overpriced versus fair value.
Asking €195,000 versus the avenida Bento de Jesus Caraça area baseline of €192,220 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 76 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
avenida Bento de Jesus Caraça
Area baseline €192,220 + condition +€0 + location -€2,964 = modelled fair value of €182,256 (€2,604/m²), a €12,744 (6.5%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bento de Jesus Caraça | Subject | €195,000 | €2,786 | — | 72 | 46 |
| Setúbal (São Sebastião) · 023929 | Active | €295,000 | €3,512 | 26.1% | 72 | 54 |
| rua Lúcia Encarnação Maracoto | Active | €225,000 | €3,516 | 26.2% | 72 | 54 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 36.4% | 75 | 49 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 20.3% | 74 | 48 |
| Median comp | €290,000 | €3,514 | 26.1% | 73 | 52 |
Long-term rental The property presents a yield of 4.7% gross, which is respectable but does not compensate for its current valuation. With a fair value of €182,256, the apartment is overpriced at €195,000, presenting a 6.5% gap that impacts potential returns for long-term rental investments. Family rental While the unit’s condition rating of 75/100 suggests it could meet family needs adequately, the neighborhood's low score of 46/100 may deter potential long-term tenants. At €195,000, the investment is overpriced relative to its fair value of €182,256, which could limit demand in the family rental market.
Low tenant retention risk The tenant stability score of 50/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and associated costs.
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