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.
5-bedroom, 3-bathroom apartment of 278 m² on the 1st floor, energy rating D. Located on avenida Doutor António Rodrigues Manito S / N, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a generous balcony with dining space, enhancing outdoor living, and a built-in fireplace that adds both comfort and ambiance during colder months.
The valuation. The asking price of €849,000 exceeds the fair value of €794,214 by €54,786 (6.9%), suggesting the property is priced at fair value. This places the investment in a balanced financial perspective.
Fair value modelled at €794,214 from 6 comparable sales in the area. Asking €849,000 sits €54,786 (6.9%) above — overpriced versus fair value.
Asking €849,000 versus the avenida Doutor António Rodrigues Manito S / N area baseline of €618,184 (€2,224/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €618,184, adjusted for condition and micro-location, gives a modelled fair value of €794,214 (€2,857/m²), a €54,786 (6.9%) gap versus the €849,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor António Rodrigues Manito S / N | Subject | €849,000 | €3,054 | — | 73 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b8ed | Active | €710,000 | €2,971 | 2.7% | 72 | 46 |
| rua Joaquim Brandão, 14 | Active | €365,000 | €2,704 | 11.5% | 75 | 53 |
| rua Garcia Perez, 25 | Active | €645,000 | €3,449 | 12.9% | 78 | 53 |
| rua Jerónimo Osório de Castro, 3 | Active | €600,000 | €2,459 | 19.5% | 75 | 49 |
| Median comp | €622,500 | €2,838 | 7.1% | 75 | 51 |
Long-term rental The 5-bed apartment in Setúbal, listed at €849,000, presents a fair valuation with a current yield of 2.3%, indicating the rental income potential may not be compelling relative to the asking price. Given the neighbourhood’s quality score of 47/100 and rural context, long-term rental demand may face challenges that could limit cash flow. Value-add renovation This property, while currently in fair condition with a score of 75/100, offers an opportunity for value-add renovations to improve its appeal and rental yield. However, the overall neighbourhood rating suggests that any increased value may still struggle to align with the property's current asking price, which is only moderately above its fair value.
Economic Decline Risk The property is exposed to potential economic downturns due to its low economic stability score of 35/100, which may affect rental demand and property value.
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