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 apartment of 101 m², built in 1989. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features multiple balconies that provide excellent natural light and relaxing views, enhancing the overall living experience in a vibrant neighborhood.
The valuation. The asking price of €295,000 exceeds the fair value of €271,343 by €23,657 (8.0%). Thus, this property is considered overpriced, which may affect its marketability and potential returns for investors.
Fair value modelled at €271,343 from the area baseline, adjusted for condition and location. Asking €295,000 sits €23,657 (8.0%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €277,346 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 72 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 55 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €277,346 + condition -€5,523 + location +€9,621 = modelled fair value of €271,343 (€2,687/m²), a €23,657 (8.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 911712 | Subject | €295,000 | €2,921 | — | 72 | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 261e6e | Active | €258,000 | €3,440 | 17.8% | 68 | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a7fad | Active | €269,900 | €2,902 | 0.6% | 65 | 54 |
| Setúbal (São Sebastião) · 4a7fa8 | Active | €270,000 | €2,288 | 21.7% | 70 | 57 |
| Setúbal (São Sebastião) · 4a7eae | Active | €282,000 | €3,525 | 20.7% | 68 | 54 |
| Median comp | €269,950 | €3,171 | 8.6% | 68 | 55 |
Long-term rental The property’s current listing price of €295,000 is 8% above its fair value of €271,343, indicating an overpriced status that diminishes potential yield benefits. Additionally, with a gross yield of 4.2% and a neighbourhood rating of only 59/100, the investment prospects appear weak for attracting long-term tenants. Family rental Although suitable in size for a family, the property’s 8% premium over fair value at €295,000 makes it less competitive within a neighbourhood rated 59/100. Families seeking rental options are often attracted to value, and this property’s overpriced position may deter potential long-term commitments in the current market.
[Economic Downturn Risk] With an economic stability score of 40/100, the property may face challenges due to potential local economic weaknesses affecting tenant demand and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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