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.
5-bedroom, 2-bathroom apartment of 187 m², built in 1951. Located on rua Garcia Perez, 25, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment offers an extraordinary 81m² sunny yard with potential for an outdoor lounge or garden, a unique asset in a central urban setting.
The valuation. The asking price of €645,000 is significantly above the fair value of €518,855, indicating the property is overpriced by €126,145 (19.6%). This may deter potential investors looking for better deals.
Fair value modelled at €518,855 from the area baseline, adjusted for condition and location. Asking €645,000 sits €126,145 (19.6%) above — overpriced versus fair value.
Asking €645,000 versus the rua Garcia Perez, 25 area baseline of €513,502 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Garcia Perez, 25
Area baseline €513,502 + condition +€18,116 + location +€5,938 = modelled fair value of €518,855 (€2,775/m²), a €126,145 (19.6%) gap versus the €645,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Garcia Perez, 25 | Subject | €645,000 | €3,449 | — | 78 | 53 |
| praceta Cabo da Boa Esperança | Active | €389,900 | €3,749 | 8.7% | 78 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b8ed | Active | €710,000 | €2,971 | 13.9% | 72 | 46 |
| praceta de Macau | Active | €445,000 | €2,282 | 33.8% | 75 | 45 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €2,864 | 17.0% | 65 | 52 |
| Median comp | €417,450 | €2,918 | 15.4% | 74 | 48 |
Long-term rental The property's gross yield of 2.8% reflects a limited potential for rental income, especially given the significant gap of 19.6% from its fair value of €518,855. With a neighbourhood rating of only 53/100, long-term rental prospects appear diminished in this less desirable area. Buy-and-hold Investing in this apartment for a long-term hold strategy is not advisable due to its current valuation of €645,000, which is significantly above the fair value. The agricultural backdrop and car-dependent nature of the location may hinder property appreciation and investor returns. Family rental While the apartment has ample space for families, its high price point compared to fair market value makes it a less attractive option for family rental. Additionally, the limited amenities and schooling options in the area may deter potential family tenants from making this their long-term home.
Economic Dependence Risk The economic stability score of 45/100 suggests a potential vulnerability to economic downturns, which could negatively impact tenant retention with a tenant stability score of 60/100 indicating a moderate risk of turnover.
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