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.
2-bedroom, 1-bathroom apartment of 107 m² on the 4th floor, built in 2004, energy rating C. Located on urbanização Quinta do Paraíso, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: This apartment's location in Quinta do Paraíso provides exceptional proximity to green spaces, enhancing outdoor leisure opportunities and overall quality of life, unmatched in this sought-after area.
The valuation. The asking price of €321,000 sits €44,490 (13.9%) above the fair value of €276,510. This property is considered overpriced.
Fair value modelled at €276,510 from the area baseline, adjusted for condition and location. Asking €321,000 sits €44,490 (13.9%) above — overpriced versus fair value.
Asking €321,000 versus the urbanização Quinta do Paraíso area baseline of €293,822 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
urbanização Quinta do Paraíso
Area baseline €293,822 + condition -€4,347 + location -€2,265 = modelled fair value of €276,510 (€2,584/m²), a €44,490 (13.9%) gap versus the €321,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Quinta do Paraíso | Subject | €321,000 | €3,000 | — | 70 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Active | €299,000 | €3,785 | 26.2% | 72 | 52 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 11.1% | 75 | 51 |
| Setúbal (São Sebastião) · 99f3c3 | Active | €280,000 | €3,333 | 11.1% | 75 | 48 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 10.4% | 74 | 47 |
| Median comp | €280,000 | €3,333 | 11.1% | 75 | 50 |
Long-term rental Due to the property's fair value being significantly lower than its listing price, investing in a long-term rental strategy would be unwise as it does not align with typical yield expectations. Additionally, the limited access to employment opportunities in this rural location undermines tenant demand, further complicating rental prospects. Buy-and-hold Maintaining a buy-and-hold strategy is not advisable given the property’s overpriced status relative to its fair value. The suboptimal neighbourhood ratings suggest potential challenges in property appreciation over time, rendering it a less favorable investment for long-term capital gains.
Economic downturn risk The economic stability score of 45/100 indicates a significant risk of declining economic conditions which may adversely affect rental demand and property value. Tenant turnover risk With a tenant stability score of 55/100, there is a moderate risk of increased tenant turnover leading to higher vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
