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 110 m², energy rating C. Located on praceta Fernando Pessoa, 14, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a glassed-in balcony next to the kitchen, enhancing the living space with natural light and a versatile area for dining or relaxation.
The valuation. The asking price of €310,000 is significantly above the fair value of €258,326, indicating it is overpriced by €51,674, or 16.7%. This discrepancy suggests a cautious approach for potential investors. Buy-to-flip angle. The buy-to-flip strategy would require significant renovations to improve the property’s aesthetic appeal before resale, targeting a higher price point reflective of updated finishes and fixtures. Buy-to-let angle. With an estimated rental income of €1,162 per month, the gross yield of 4.5% aligns with a buy-and-hold strategy, appealing to long-term tenants due to the location's proximity to urban Setúbal.
Fair value modelled at €258,326 from the area baseline, adjusted for condition and location. Asking €310,000 sits €51,674 (16.7%) above — overpriced versus fair value.
Asking €310,000 versus the praceta Fernando Pessoa, 14 area baseline of €302,060 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 55 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 55 · Amenities 55 · Economic 50 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
praceta Fernando Pessoa, 14
Area baseline €302,060 + condition -€35,063 + location +€2,328 = modelled fair value of €258,326 (€2,348/m²), a €51,674 (16.7%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando Pessoa, 14 | Subject | €310,000 | €2,818 | — | 55 | 52 |
| avenida Doutor António Rodrigues Manito, 14 | Active | €295,000 | €2,682 | 4.8% | 60 | 54 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €3,000 | 6.5% | — | 55 |
| avenida República da Guiné-Bissau | Active | €350,000 | €2,846 | 1.0% | 54 | 48 |
| rua Tenente Aviador Carlos Alves, 14 | Active | €285,000 | €2,478 | 12.1% | — | 46 |
| Median comp | €305,000 | €2,764 | 1.9% | 57 | 51 |
Long-term rental The property is overpriced at €310,000, which is 16.7% above its fair value of €258,326, making it a less attractive option for long-term lease investments. Additionally, with a gross yield of only 4.5% and a neighbourhood rating of 52/100, potential returns are not competitive in the current market. Buy-and-hold As an investment for a buy-and-hold strategy, this property does not present an appealing opportunity given that its price is 16.7% higher than the fair value. Furthermore, the condition score of 55/100 suggests that future maintenance costs may impact overall profitability. Family rental Targeting the family rental market could be difficult with the property overpriced at €310,000; this pricing does not align with the fair value estimate of €258,326. Additionally, the limited density of amenities and services in the vicinity makes this 5-bed apartment less favorable for attracting long-term family tenants. Not ideal for: The property is not suitable for short-term vacation rentals due to its overpriced nature and weaker yield profile. It also fails to meet the luxury market's standards and lacks the necessary appeal for student housing given its condition and location.
Economic downturn risk With both economic stability and tenant stability scores at 50/100, there is a significant risk of decreased demand and lower rental income, potentially impacting long-term investment returns.
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