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 135 m² on the 2nd floor, energy rating C. Located on rua Joaquim Brandão, 14, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a spacious terrace ideal for outdoor dining and relaxation, along with secure underground parking that enhances convenience in the city center.
The valuation. The asking price of €365,000 exceeds the fair value of €349,262 by €15,738, representing a 4.3% overpricing. This indicates that the property is currently not a sound investment based on its market valuation.
Fair value modelled at €349,262 from the area baseline, adjusted for condition and location. Asking €365,000 sits €15,738 (4.3%) above — overpriced versus fair value.
Asking €365,000 versus the rua Joaquim Brandão, 14 area baseline of €370,710 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 75 · Materials 68 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Joaquim Brandão, 14
Area baseline €370,710 + condition -€12,234 + location +€4,287 = modelled fair value of €349,262 (€2,587/m²), a €15,738 (4.3%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Joaquim Brandão, 14 | Subject | €365,000 | €2,704 | — | 75 | 53 |
| avenida Mestre Lima de Freitas, 49 | Active | €449,000 | €2,860 | 5.8% | 74 | 54 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €2,864 | 5.9% | 65 | 52 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 19.3% | 72 | 49 |
| rua Tebaida | Active | €387,000 | €2,764 | 2.2% | 75 | 56 |
| Median comp | €418,000 | €2,862 | 5.9% | 73 | 53 |
Long-term rental The property is priced above its fair value, indicating that potential returns may not meet investor expectations, especially given the relatively low yield of 4.5%. Additionally, the semi-rural location may limit tenant quality and overall market strength, making long-term rental less attractive. Family rental Despite its size and layout, the property is overpriced compared to its fair value, which could deter families looking for more affordable options. Furthermore, the neighborhood's safety concerns and lower amenities may not align with family needs, diminishing the appeal for family rentals.
High Vacancy Risk The property has a low economic stability score of 45/100, which may contribute to potential high vacancy rates and inconsistent tenant turnover, despite a tenant stability score of 60/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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