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 96 m², built in 2026, energy rating D. Located on praceta Manuel Envia, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts an open space living area of approximately 30m², with a unique 10m² single balcony accessible from all three generous bedrooms, enhancing its outdoor appeal.
The valuation. The asking price of €365,000 is significantly above the fair value of €247,145, showing an overpricing of €117,855 (32.3%). This makes the property less attractive to discerning investors.
Fair value modelled at €247,145 from the area baseline, adjusted for condition and location. Asking €365,000 sits €117,855 (32.3%) above — overpriced versus fair value.
Asking €365,000 versus the praceta Manuel Envia area baseline of €263,616 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 55 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 58/100 (Housing Market 60 · Amenities 50 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
praceta Manuel Envia
Area baseline €263,616 + condition -€15,000 + location +€8,129 = modelled fair value of €247,145 (€2,574/m²), a €117,855 (32.3%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Manuel Envia | Subject | €365,000 | €3,802 | — | 55 | 58 |
| avenida Alexandre Herculano, 42 | Active | €399,000 | €2,752 | 27.6% | 58 | 51 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 5.9% | 65 | 45 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €3,000 | 21.1% | — | 55 |
| rua das Dálias, 6 | Active | €254,900 | €2,999 | 21.1% | 68 | 44 |
| Median comp | €322,000 | €3,000 | 21.1% | 65 | 48 |
Long-term rental The property is listed at €365,000, significantly above its fair value of €247,145, indicating a 32.3% premium that suggests it is overpriced. With a gross yield of only 3.3% and a neighborhood score of 58/100, the long-term rental potential is limited and may not justify the high asking price. Buy-and-hold Investing in this 3-bed apartment is unfavorable, as it is priced well above its fair value, resulting in a lack of immediate equity gains. Additionally, the condition score of 65/100 in a largely agricultural area raises concerns about the long-term appreciation potential of the property. Family rental While the property is suitable for family rental, its current price of €365,000 exceeds the fair valuation, making it less attractive to prospective renters given the potential for lower return on investment. The surrounding neighborhood rating of 58/100 suggests limited amenities, which could hinder family-centric demand in this overpriced property.
Economic and Tenant Stability Risk The property faces a significant investment risk due to low economic and tenant stability scores of 55/100, indicating potential challenges in maintaining consistent rental income and occupancy levels.
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