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.
0-bedroom, 0-bathroom apartment of 56 m², built in 1998. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy features: This apartment includes two private terraces, providing outdoor space and enhancing its appeal for a potential conversion into a T2. Investment potential: Located in a vibrant area of Setúbal with easy access to amenities.
The valuation. The asking price of €239,000 is significantly above the fair value of €140,027, making it overpriced by €98,973 or 41.4%. This discrepancy suggests the property is not priced competitively in the current market.
Fair value modelled at €140,027 from the area baseline, adjusted for condition and location. Asking €239,000 sits €98,973 (41.4%) above — overpriced versus fair value.
Asking €239,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €153,776 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €153,776 + condition -€11,113 + location +€2,964 = modelled fair value of €140,027 (€2,500/m²), a €98,973 (41.4%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 28bab8 | Subject | €239,000 | €4,268 | — | 65 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a7fad | Active | €269,900 | €2,902 | 32.0% | 65 | 54 |
| Setúbal (São Sebastião) · 6fb95c | Active | €228,000 | €3,800 | 11.0% | 72 | 46 |
| rua Gregório Lopes, 31 | Active | €219,000 | €4,867 | 14.0% | 72 | 58 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 6.5% | 68 | 50 |
| Median comp | €223,500 | €4,172 | 2.3% | 70 | 52 |
Long-term rental The property’s gross yield of 3.1% is less appealing given its elevated price of €239,000 compared to the fair value of €140,027, indicating a poor investment opportunity. Additionally, the neighborhood's low score of 55/100 raises concerns about tenant quality and long-term demand stability. Buy-and-hold Holding this property could result in stagnant capital appreciation, especially considering it is overpriced by 41.4% against its fair value. With a condition score of only 62/100, potential maintenance and renovation costs could further diminish investment returns over time. Value-add renovation Investing in renovations may not justify the high initial investment, as the current price significantly exceeds its fair value. The property’s existing score of 62/100 suggests renovations might only modestly enhance its attractiveness without offsetting the initial cost. Not ideal for: The overall high price point and the 3.1% yield make this property unsuitable for short-term vacation rental, luxury market, or student housing investments, which would likely require more competitive pricing to ensure profitability.
Economic and Tenant Stability Risk The property has a moderate economic stability score of 60/100 and a tenant stability score of 60/100, indicating potential volatility in rental income and occupancy rates due to both economic and tenant factors.
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