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 111 m² on the 1st floor, energy rating C. Located on rua Irene Lisboa, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a balcony equipped with a barbecue, ideal for entertaining, and features built-in wardrobes in two of the three bedrooms for ample storage.
The valuation. The asking price of €368,000 is significantly above the fair value of €323,754, marking a premium of €44,246 or 12.0%. This property is considered overpriced and may not provide a favorable return on investment.
Fair value modelled at €323,754 from the area baseline, adjusted for condition and location. Asking €368,000 sits €44,246 (12.0%) above — overpriced versus fair value.
Asking €368,000 versus the rua Irene Lisboa area baseline of €304,806 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Irene Lisboa
Area baseline €304,806 + condition +€5,377 + location +€24,671 = modelled fair value of €323,754 (€2,917/m²), a €44,246 (12.0%) gap versus the €368,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Irene Lisboa | Subject | €368,000 | €3,315 | — | 76 | 71 |
| rua Jaime Cortesão, 60 | Active | €309,000 | €2,323 | 29.9% | 65 | 70 |
| rua Sebastião José da Costa, 10 | Active | €305,000 | €3,427 | 3.4% | 80 | 63 |
| rua Poeta Bocage, 14 | Active | €268,000 | €2,821 | 14.9% | 76 | 65 |
| Quinta do Conde · 261dc1 | Active | €245,000 | €4,083 | 23.2% | 75 | 64 |
| Median comp | €286,500 | €3,124 | 5.8% | 76 | 65 |
Long-term rental The gross yield of 3.1% suggests that the return on this property is modest, and with a gap of 12.0% above its fair value, the investment is not likely to generate sufficient cash flow. Additionally, the location's suburban setting may limit tenant demand in the long term, making this a less attractive rental option. Family rental Targeting families may yield stable occupancy due to the property's size, but the 12.0% gap above fair value raises concerns about potential overpricing in an area that offers average amenities and tenant quality. As a result, despite its appeal to families, the financial metrics indicate a less than favorable investment proposition. Buy-and-hold Holding this property over the long term may not yield the anticipated appreciation due to its current overpricing of 12.0% against fair value, which could deter future buyers. With a less than stellar yield of 3.1% and average neighborhood ratings, this strategy may not align with optimal investment returns in the suburban Lisbon market.
Economic Vulnerability The property has a moderate economic stability score of 70/100, indicating potential susceptibility to economic downturns affecting tenant income and occupancy rates.
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