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, 2-bathroom apartment of 135 m², energy rating C. Located on rua Doutor Henrique Chancerelle Machete, 5, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features two spacious balconies and an additional terrace, offering exceptional outdoor living spaces with stunning views, contributing to a comfortable lifestyle in a premium location.
The valuation. The asking price of €315,000 is significantly above the fair value of €214,256, indicating an overvaluation of €100,744 (32.0%). This differentiates the property as overpriced, suggesting potential difficulties in achieving a profitable sale.
Fair value modelled at €214,256 from the area baseline, adjusted for condition and location. Asking €315,000 sits €100,744 (32.0%) above — overpriced versus fair value.
Asking €315,000 versus the rua Doutor Henrique Chancerelle Machete, 5 area baseline of €344,790 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 41/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua Doutor Henrique Chancerelle Machete, 5
Area baseline €344,790 + condition +€7,594 + location -€7,718 = modelled fair value of €214,256 (€1,587/m²), a €100,744 (32.0%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Henrique Chancerelle Machete, 5 | Subject | €315,000 | €2,333 | — | 75 | 41 |
| rua Tebaida | Active | €387,000 | €2,764 | 18.5% | 75 | 56 |
| avenida Mestre Lima de Freitas, 49 | Active | €449,000 | €2,860 | 22.6% | 74 | 54 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 29.5% | 75 | 43 |
| rua Madalena Claro | Active | €375,000 | €3,074 | 31.7% | 74 | 52 |
| Median comp | €381,000 | €2,941 | 26.0% | 75 | 53 |
Long-term rental The property presents an estimated gross yield of 4%, which, while positive, is not compelling given the significant 32% gap above its fair value of €214,256. The neighbourhood's low rating of 41/100 indicates potential challenges in attracting and retaining quality long-term tenants, further complicating the investment case. Buy-and-hold Considering the property is being listed at €315,000, considerably above the fair value assessment, the buy-and-hold strategy may fall short of delivering the anticipated returns. Coupled with the rural context and limited amenities, the investment is likely to appreciate slower than anticipated, if at all, in this setting. Not ideal for short-term vacation rental The rural location near Alentejo and the low neighbourhood rating suggest that this property would struggle to generate sufficient short-term rental demand. As a result, potential investors should seek alternatives that offer a more vibrant tourism market. Not ideal for luxury market The apartment's condition score of 79/100 does not align with the expectations of the luxury market, which typically demands higher standards and exclusivity. Therefore, this property is unlikely to attract high-end buyers or renters, further supporting the thesis of it being overpriced.
Economic Vulnerability The property faces a significant risk due to its low economic stability score of 35/100, indicating a weak financial environment that may impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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