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, 2-bathroom villa of 88 m², built in 1951, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: Enjoy a spacious terrace with breathtaking views of the Sado River, and an efficient layout that includes a luxurious attic suite with a private bathroom and closet.
The valuation. The asking price of €349,000 is significantly above the fair value of €238,729, indicating the property is overpriced by €110,271 (31.6%). This discrepancy suggests potential challenges for immediate investment returns.
Fair value modelled at €238,729 from the area baseline, adjusted for condition and location. Asking €349,000 sits €110,271 (31.6%) above — overpriced versus fair value.
Asking €349,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €241,648 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 65). 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 €241,648 + condition +€4,950 + location +€931 = modelled fair value of €238,729 (€2,713/m²), a €110,271 (31.6%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · be95d0 | Subject | €349,000 | €3,966 | — | 75 | 51 |
| Setúbal (São Sebastião) · 6d558b | Active | €249,000 | €3,609 | 9.0% | 80 | 47 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 63.2% | 75 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 13.1% | 72 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Active | €585,000 | €3,112 | 21.5% | 75 | 44 |
| Median comp | €339,950 | €4,048 | 2.1% | 75 | 47 |
Long-term rental The 2-bed villa in Setúbal, with a listing price of €349,000, is considerably overpriced compared to its fair value of €238,729, suggesting little potential for tenant demand. With a gross yield of only 3.5% and a neighborhood score of 51/100, the investment lacks the attractive fundamentals typically sought in long-term rental properties. Buy-and-hold At €349,000, the villa is overpriced with a 31.6% gap to its fair value, indicating that potential appreciation is unlikely to yield a profitable return. The property's condition score of 79/100 does not compensate for its high purchase price within a neighborhood of average appeal, making it a less favorable buy-and-hold opportunity.
Economic Instability Risk A low economic stability score of 40/100 indicates potential vulnerability to economic downturns, impacting tenant retention and rental income stability.
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