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.
4-bedroom, 2-bathroom house of 54 m², built in 1951, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property boasts a versatile loft space ideal for a private office or family area, alongside a charming outdoor barbecue area perfect for social gatherings.
The valuation. The asking price of €385,000 represents a substantial markup of €238,918 (62.1%) above the fair value of €146,082. This property is clearly overpriced relative to its assessed worth.
Fair value modelled at €146,082 from the area baseline, adjusted for condition and location. Asking €385,000 sits €238,918 (62.1%) above — overpriced versus fair value.
Asking €385,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €148,284 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €148,284 + condition +€5,484 + location -€2,286 = modelled fair value of €146,082 (€2,705/m²), a €238,918 (62.1%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 93871d | Subject | €385,000 | €7,130 | — | 78 | 46 |
| Setúbal (São Sebastião) · 4d47b2 | Active | €350,000 | €4,070 | 42.9% | 79 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Active | €585,000 | €3,112 | 56.4% | 75 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 37.1% | 72 | 48 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 9.2% | 75 | 47 |
| Median comp | €349,950 | €4,278 | 40.0% | 75 | 47 |
Long-term rental This property is not suitable for long-term rental as it is priced at €385,000, significantly above its fair value of €146,082, presenting a gap of 62.1%. Given the location's limited economic diversity and a neighbourhood score of 46/100, potential rental demand is unlikely to cover this high cost. Buy-and-hold Investing in this property as a buy-and-hold strategy is unfavorable due to the 0% gross yield and significant overpricing, with the property's market value far exceeding the €146,082 fair value. The neighbourhood's low score indicates poor long-term appreciation potential, making this investment highly speculative and unattractive.
Low Economic and Tenant Stability Risk The property has a low economic stability score of 45 and a tenant stability score of 50, indicating potential difficulty in maintaining consistent rental income and facing higher vacancy rates.
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