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, 0-bathroom mix_use_building of 138 m², built in 1951, energy rating E. Located on rua do Concelho, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This 4-floor property, with potential attic utilization, is strategically located near Bocage Square, enhancing visibility and accessibility for mixed-use development opportunities.
The valuation. The asking price of €365,000 is significantly above the fair value of €294,965, reflecting an overpriced property by €70,035 (19.2%). This discrepancy suggests potential investors should be cautious in their financial assessments.
Fair value modelled at €294,965 from the area baseline, adjusted for condition and location. Asking €365,000 sits €70,035 (19.2%) above — overpriced versus fair value.
Asking €365,000 versus the rua do Concelho area baseline of €378,948 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 30 · Materials 35 · Room dimensions 44). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 61/100 (Housing Market 60 · Amenities 65 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua do Concelho
Area baseline €378,948 + condition -€86,250 + location +€16,067 = modelled fair value of €294,965 (€2,137/m²), a €70,035 (19.2%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Concelho | Subject | €365,000 | €2,645 | — | 30 | 61 |
| largo da Misericórdia, 22 | Active | €500,000 | €1,543 | 41.7% | 25 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · c1f13c | Active | €270,000 | €2,077 | 21.5% | — | 43 |
| rua Álvaro Castelões | Active | €750,000 | €1,984 | 25.0% | 60 | 55 |
| rua João Eloy do Amaral, 87 | Active | €200,000 | €2,597 | 1.8% | — | 46 |
| Median comp | €385,000 | €2,031 | 23.2% | 43 | 47 |
Long-term rental The property is priced at €365,000, which is 19.2% above its fair value of €294,965, indicating that it may not generate sufficient returns for long-term rental investments. With a low condition score of 35/100 and a neighborhood rating of 61/100, the potential tenant appeal is limited, making this investment risky and less attractive for long-term commitments. Short-term vacation rental With a gross yield of 0% and an asking price significantly above fair value, the property does not present a sound opportunity for short-term vacation rentals. The location, while near the coast, lacks significant amenities and demand drivers typically required for a successful vacation rental market, compounding the risks associated with its high price. Buy-and-hold Although a buy-and-hold strategy can often be effective, this property is overpriced at €365,000 compared to its fair value of €294,965, making it less likely to appreciate favorably over time. Additionally, its low condition rating of 35/100 suggests that ongoing maintenance or renovation costs may further erode any potential benefits of holding this investment long-term.
Economic downturn risk With an economic stability score of 55/100, there is a significant risk of economic downturn affecting tenant retention and rental income.
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