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.
2-bedroom, 1-bathroom apartment of 69 m², built in 1973, energy rating D. Located on rua Doutor Luís Teixeira de Macedo e Castro, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a private terrace ideal for outdoor leisure, and includes a bedroom with a dedicated closet for enhanced storage solutions.
The valuation. The asking price of €265,000 is significantly above its fair value of €114,149, creating a disparity of €150,851 (56.9%). This property is notably overpriced in the current market context.
Fair value modelled at €114,149 from the area baseline, adjusted for condition and location. Asking €265,000 sits €150,851 (56.9%) above — overpriced versus fair value.
Asking €265,000 versus the rua Doutor Luís Teixeira de Macedo e Castro area baseline of €176,226 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Luís Teixeira de Macedo e Castro
Area baseline €176,226 + condition +€1,509 + location +€3,068 = modelled fair value of €114,149 (€1,654/m²), a €150,851 (56.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Luís Teixeira de Macedo e Castro | Subject | €265,000 | €3,841 | — | 73 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 18.0% | — | 55 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 2.3% | 73 | 53 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 7.0% | 75 | 48 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 16.0% | 70 | 59 |
| Median comp | €282,500 | €3,662 | 4.7% | 73 | 54 |
Family rental Given the significant gap between the listing price of €265,000 and the fair value of €114,149, this property is overpriced for a family rental strategy, making it a less viable investment. With a low tenant quality and limited local amenities, attracting families seeking long-term residency could be challenging. Buy-and-hold The valued disparity indicates that this property, listed at €265,000, is overpriced compared to its fair value of €114,149, which negatively affects its appeal for a buy-and-hold strategy. Additionally, the neighbourhood's economic conditions and tenant quality may lead to stagnant or declining property appreciation over time. Long-term rental With a current listing price of €265,000 against a fair value of €114,149, the property is overpriced for a long-term rental investment, which is reflected in its only 3.5% gross yield. The property's condition and low neighbourhood rating further diminish its attractiveness for generating reliable long-term rental income.
Risk of Economic Volatility With an economic stability score of 45/100, there is a heightened risk of market fluctuations potentially impacting property demand and rental income.
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