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, 4-bathroom house of 196 m², energy rating B. Located on rua Paulino de Oliveira, 58, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique feature: This property includes a private rooftop terrace equipped with a barbecue and outdoor shower, ideal for entertaining guests while enjoying panoramic views of Setúbal.
The valuation. The asking price of €580,000 sits €36,549 (6.3%) above the fair value of €543,451, indicating that the property is overpriced. Buyers should consider the market condition when evaluating this premium. Buy-to-flip angle. A buy-to-flip strategy could be challenging as the property is overpriced, leaving limited room for immediate profit unless significant renovations can enhance its appeal. Flip strategies would need to focus on improving market aesthetics. Buy-to-let angle. With an estimated rental income of €1,788 per month, the gross yield stands at 3.7%. This yield is relatively modest, suggesting that a long-term rental strategy may be more viable for stable cash flow in this area.
Fair value modelled at €543,451 from the area baseline, adjusted for condition and location. Asking €580,000 sits €36,549 (6.3%) above — overpriced versus fair value.
Asking €580,000 versus the rua Paulino de Oliveira, 58 area baseline of €538,216 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 45 · Amenities 50 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Paulino de Oliveira, 58
Area baseline €538,216 + condition +€16,538 + location +€8,298 = modelled fair value of €543,451 (€2,773/m²), a €36,549 (6.3%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Paulino de Oliveira, 58 | Subject | €580,000 | €2,959 | — | 76 | 54 |
| Setúbal (São Sebastião) · 25f65b | Active | €495,000 | €3,322 | 12.3% | 80 | 48 |
| rua Gama Braga, 3 | Active | €1,280,000 | €4,604 | 55.6% | 75 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Active | €585,000 | €3,112 | 5.2% | 75 | 44 |
| rua Batalha do Viso, 208 | Active | €350,000 | €2,778 | 6.1% | 78 | 49 |
| Median comp | €540,000 | €3,217 | 8.7% | 77 | 49 |
Long-term rental The property is overpriced at €580,000 compared to its fair value of €543,451, indicating a 6.3% premium that may deter long-term renters given the neighborhood's low rating of 54/100. With a gross yield of only 3.7%, this investment lacks the financial appeal typically sought in long-term rental opportunities. Buy-and-hold A buy-and-hold strategy appears less attractive due to the property's overvaluation, as a 6.3% gap from fair value suggests potential for stagnant growth. Coupled with a mediocre yield of 3.7% and a relatively poor neighborhood rating of 54/100, this property may struggle to deliver the expected appreciation over time.
Economic Volatility Risk The property has an economic stability score of 50/100, indicating a high potential for economic fluctuations that could adversely affect rental income and tenant retention.
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