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 81 m² on the 7th floor, energy rating D. Located on praceta Professora Virgínia Rau, 8, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts large, floor-to-ceiling windows providing exceptional natural light, and a modern kitchen fitted with high-end appliances, enhancing both style and functionality.
The valuation. The asking price of €265,000 is significantly above the fair value of €129,244, representing an overvaluation of €135,756 (51.2%). This property is overpriced relative to its actual market worth.
Fair value modelled at €129,244 from the area baseline, adjusted for condition and location. Asking €265,000 sits €135,756 (51.2%) above — overpriced versus fair value.
Asking €265,000 versus the praceta Professora Virgínia Rau, 8 area baseline of €206,874 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 35 · Amenities 40 · Economic 35 · Tenant Quality 65). Softer demand indicators apply a discount to baseline.
praceta Professora Virgínia Rau, 8
Area baseline €206,874 + condition +€1,645 + location -€1,029 = modelled fair value of €129,244 (€1,596/m²), a €135,756 (51.2%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Professora Virgínia Rau, 8 | Subject | €265,000 | €3,272 | — | 74 | 48 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 10.4% | 72 | 55 |
| rua da Fé, 1 | Active | €309,000 | €2,619 | 20.0% | 68 | 48 |
| rua António José Baptista | Active | €355,000 | €2,773 | 15.2% | 72 | 46 |
| rua Cidade da Beira | Active | €329,000 | €4,113 | 25.7% | 78 | 61 |
| Median comp | €319,000 | €3,192 | 2.4% | 72 | 52 |
Long-term rental The 3-bed apartment in Setúbal is listed at €265,000, which is significantly overpriced at a staggering 51.2% gap from its fair value of €129,244. With a gross yield of only 3.9%, the returns on long-term rentals are not compelling, especially given the rural context and low neighborhood scores. Buy-and-hold Investing in this property for a buy-and-hold strategy appears unwise as it is overpriced compared to its fair market value, leading to an unattractive investment proposition. The modest yield of 3.9% combined with the limitations in the housing market and tenant quality further diminish its long-term growth potential. Family rental While family rentals may seem a viable option, the €265,000 asking price suggests that the apartment is overpriced, reducing the attractiveness for potential renters. The neighborhood's limited amenities and average condition ratings underscore the unfavorable conditions for a family-focused rental strategy.
Low Economic Stability Risk With an economic stability score of 35/100, there is a significant risk of economic downturns impacting rental demand and property value.
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