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 91 m², energy rating E. Located on praceta Professora Virgínia Rau, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This 9th floor apartment enjoys abundant natural light and possesses an elevator for convenient access, enhancing its appeal in the heart of Setúbal. Condition Notes: The property is in need of some renovations, particularly in the bathrooms which show signs of wear.
The valuation. The asking price of €229,000 stands at a considerable 46.0% above the fair value of €123,758, indicating that the property is overpriced. This discrepancy suggests a lack of alignment with market expectations for similar units.
Fair value modelled at €123,758 from the area baseline, adjusted for condition and location. Asking €229,000 sits €105,242 (46.0%) above — overpriced versus fair value.
Asking €229,000 versus the praceta Professora Virgínia Rau area baseline of €232,414 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 65 · Materials 58 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
praceta Professora Virgínia Rau
Area baseline €232,414 + condition -€21,328 + location +€578 = modelled fair value of €123,758 (€1,360/m²), a €105,242 (46.0%) gap versus the €229,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Professora Virgínia Rau | Subject | €229,000 | €2,516 | — | 65 | 51 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 13.1% | 58 | 48 |
| rua João Maria Jales, 10 | Active | €249,000 | €3,320 | 31.9% | 56 | 53 |
| Setúbal (São Sebastião) · f35fb5 | Active | €329,999 | €3,976 | 58.0% | — | 49 |
| praceta Meia Laranja, 8 | Active | €269,000 | €3,363 | 33.6% | 65 | 49 |
| Median comp | €264,000 | €3,342 | 32.8% | 58 | 49 |
Long-term rental Given the current listing price of €229,000, which exceeds the fair value of €123,758 by 46.0%, this property appears to be overpriced for a long-term rental strategy. The relatively low gross yield of 4.6% further limits the potential for attractive returns in a location with moderate housing demand and lower employment opportunities. Buy-and-hold Investing in this property as a buy-and-hold asset is not optimal, as its price significantly surpasses the fair market value, indicating it is overpriced at €229,000. With a condition score of 60/100 and an unfavorable neighbourhood rating of 51/100, long-term appreciation potential may be limited, making it a less compelling option for sustained investment growth.
Economic Concerns With an economic stability score of 45/100, there is a heightened risk that economic fluctuations may negatively impact property value and rental income reliability.**
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