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.
0-bedroom, 4-bathroom mix_use_building of 191 m², built in 2002, energy rating B. Located on rua Guilherme Gomes Fernandes, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a unique private rooftop ideal for events, offering captivating views of the Castle of São Filipe, enhancing its appeal and potential for commercial success.
The valuation. The asking price of €590,000 is above the fair value of €502,931 by €87,069 (14.8%). This property is considered overpriced based on market comparables and its current condition.
Fair value modelled at €502,931 from the area baseline, adjusted for condition and location. Asking €590,000 sits €87,069 (14.8%) above — overpriced versus fair value.
Asking €590,000 versus the rua Guilherme Gomes Fernandes area baseline of €524,486 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 78 · Room dimensions 76). 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.
rua Guilherme Gomes Fernandes
Area baseline €524,486 + condition -€4,477 + location +€2,022 = modelled fair value of €502,931 (€2,633/m²), a €87,069 (14.8%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Guilherme Gomes Fernandes | Subject | €590,000 | €3,089 | — | 70 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 523086 | Active | €800,000 | €4,000 | 29.5% | 80 | 52 |
| praça do Bocage em Setúbal | Active | €795,000 | €4,392 | 42.2% | 73 | 55 |
| rua Vasco da Gama, 34 | Active | €649,900 | €2,813 | 8.9% | 70 | 44 |
| avenida dos Combatentes | Active | €330,000 | €3,235 | 4.7% | — | 53 |
| Median comp | €722,450 | €3,618 | 17.1% | 73 | 53 |
Long-term rental This property, with a fair value of €502,931, is currently listed at €590,000, making it overpriced by 14.8%. Given its low yield of 0% and moderate condition rating of 74/100, it is unlikely to attract stable, long-term tenants in a remote area. Buy-and-hold Acquiring this property as a buy-and-hold investment is not favorable, as it exceeds fair market value by 14.8% and offers no immediate yield. The limited urban development and amenities in the neighborhood suggest the property will not appreciate in value in the foreseeable future. Value-add renovation Investing in value-add renovations on this overpriced property, currently at €590,000, may not yield a sufficient return, given that it is above fair value. The neighborhood’s low condition score of 51/100 indicates significant investment would be needed to enhance its appeal, further increasing financial risk.
Low Economic Stability Risk The economic stability score of 45/100 indicates potential financial instability in the area, which may lead to higher vacancy rates and reduced rental income.
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