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 95 m² on the 1st floor, built in 1973, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment boasts excellent solar exposure, maximizing natural light, and includes a modern semi-equipped kitchen, ideal for culinary enthusiasts.
The valuation. The asking price of €330,000 sits significantly above its fair value of €251,289, making it overpriced by €78,711 (23.9%). Buyers should be cautious and consider negotiating the price downwards.
Fair value modelled at €251,289 from the area baseline, adjusted for condition and location. Asking €330,000 sits €78,711 (23.9%) above — overpriced versus fair value.
Asking €330,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €260,870 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 40 · Economic 45 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €260,870 + condition +€1,930 + location -€2,011 = modelled fair value of €251,289 (€2,645/m²), a €78,711 (23.9%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 911323 | Subject | €330,000 | €3,474 | — | 70 | 48 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 13.0% | 74 | 46 |
| rua Engenheiro Ferreira Dias | Active | €275,000 | €2,865 | 17.5% | 74 | 47 |
| rua da Electricidade | Active | €389,900 | €3,170 | 8.7% | 72 | 53 |
| avenida Dom João | Active | €370,000 | €2,891 | 16.8% | 74 | 54 |
| Median comp | €330,000 | €2,956 | 14.9% | 74 | 50 |
Long-term rental The property is overpriced by 23.9%, indicating that the expected return does not align with the fair market value of €251,289. With a gross yield of only 4.1% and a low neighborhood score of 48/100, long-term rental viability appears limited in this rural area. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its 23.9% overpricing, which compromises future appreciation potential. Coupled with a subpar neighborhood rating and basic local amenities, the property lacks the characteristics necessary for sustained value growth over time.
Economic vulnerability With an economic stability score of 45/100, this property is at risk due to the potential for local economic downturns impacting profitability.
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