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, 3-bathroom house of 166 m², built in 2022, energy rating B. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: The property boasts a rooftop prepped for a jacuzzi and solar panels, enhancing outdoor relaxation options while promoting energy efficiency.
The valuation. The asking price of €598,000 is significantly above the fair value of €521,350, marking a discrepancy of €76,650 (14.7%). This property is considered overpriced in the current market.
Fair value modelled at €521,350 from 6 comparable sales in the area. Asking €598,000 sits €76,650 (14.7%) above — overpriced versus fair value.
Asking €598,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €385,748 (€2,324/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €385,748, adjusted for condition and micro-location, gives a modelled fair value of €521,350 (€3,141/m²), a €76,650 (14.7%) gap versus the €598,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6a9506 | Subject | €598,000 | €3,602 | — | 78 | 53 |
| rua Paulino de Oliveira, 58 | Active | €580,000 | €2,959 | 17.9% | 76 | 54 |
| Setúbal (São Sebastião) · 25f65b | Active | €495,000 | €3,322 | 7.8% | 80 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 9112eb | Active | €350,000 | €2,258 | 37.3% | 78 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · be95d0 | Active | €349,000 | €3,966 | 10.1% | 75 | 51 |
| Median comp | €422,500 | €3,141 | 12.8% | 77 | 50 |
Long-term rental This property offers a gross yield of 3.1%, which is relatively low compared to the listing price of €598,000, indicating that it is not positioned for strong rental returns. Additionally, with a neighbourhood score of 53/100 and presuming a rural setting, tenant demand may be limited, suggesting potential difficulties in securing long-term occupants. Buy-and-hold Holding this property may not be an ideal investment due to its current listing price being 14.7% above its fair value of €521,350; this could hinder capital appreciation in the long run. Moreover, the property's condition is rated 83/100, yet combined with the neighbourhood’s 53/100 score, it reveals potential risks in maintaining desirability over time. Value-add renovation Investing in value-add renovations may not align with the current high price point of €598,000, especially given the 14.7% gap from fair value, which limits potential returns on investment. Renovation efforts would need to significantly improve the property and its neighbourhood perception, but the existing low neighbourhood score may pose challenges in attracting buyers upon completion. Not ideal for This property is not suitable for short-term rental strategies, given its limited appeal and the low gross yield of 3.1%. It also falls short of luxury market expectations and is unlikely to attract student housing demand due to its rural context and lower neighbourhood amenities.
Economic Instability Risk The economic stability score of 50/100 indicates a significant risk of fluctuating economic conditions that could impact property values and rental demand adversely.
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