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 109 m² on the 7th floor, built in 1989, energy rating E. Located on rua Ana Gonçalves, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers excellent natural light from its seventh-floor elevation and benefits from unobstructed views, enhancing the living experience in a desirable neighborhood.
The valuation. The asking price of €335,000 is significantly above the fair value of €280,107, representing an overvaluation of €54,893 (16.4%). This pricing suggests a less favorable investment opportunity for buyers seeking value.
Fair value modelled at €280,107 from the area baseline, adjusted for condition and location. Asking €335,000 sits €54,893 (16.4%) above — overpriced versus fair value.
Asking €335,000 versus the rua Ana Gonçalves area baseline of €299,314 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 66 · Materials 74 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 35 · Amenities 50 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Ana Gonçalves
Area baseline €299,314 + condition -€7,153 + location -€1,154 = modelled fair value of €280,107 (€2,570/m²), a €54,893 (16.4%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ana Gonçalves | Subject | €335,000 | €3,073 | — | 66 | 49 |
| avenida Alexandre Herculano, 42 | Active | €399,000 | €2,752 | 10.5% | 58 | 51 |
| rua Nossa Senhora Carmo, 20 | Active | €275,000 | €3,022 | 1.7% | 68 | 46 |
| Setúbal (São Sebastião) · 0dcf31 | Active | €449,000 | €3,773 | 22.8% | 73 | 44 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 7.4% | 72 | 46 |
| Median comp | €374,500 | €2,934 | 4.5% | 70 | 46 |
Long-term rental This 3-bed apartment in Setúbal is priced at €335,000, which is 16.4% above the fair value of €280,107, indicating it is overpriced for a long-term rental strategy. With a gross yield of 3.8% and a neighbourhood rating of 49/100, the property is unlikely to attract high-quality tenants, diminishing its overall rental appeal. Value-add renovation While the property holds potential for value-add renovations, the current listing price is €335,000, significantly above the fair value of €280,107, categorizing it as overpriced. The apartment's condition rating of 71/100 may allow for some improved valuation post-renovation, but the peripheral location limits robust market demand, making this strategy less attractive. Short-term vacation rental The apartment is not suitable for a short-term vacation rental due to its listing price of €335,000 being 16.4% above the established fair value of €280,107, marking it as overpriced. Furthermore, the low neighbourhood rating of 49/100 suggests limited attractiveness to potential short-term visitors, negatively impacting occupancy rates. Luxury market Entering the luxury market with this 3-bed apartment is unwise, given its pricing at €335,000, which is 16.4% higher than the fair value of €280,107, rendering it overpriced. The surrounding area's lack of urban influence further diminishes its potential appeal to high-end buyers, making this strategy undesirable.
Tenant turnover risk The relatively low tenant stability score of 55/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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