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.
4-bedroom, 3-bathroom house of 110 m², built in 1977. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features multiple flexible usage options, making it ideal for both family living and as a tourist accommodation unit, ensuring diverse investment possibilities.
The valuation. The asking price of €499,000 is significantly above the fair value of €371,664, indicating an overpriced property by €127,336 (34.3%). This discrepancy suggests potential challenges in achieving a profitable return on investment. Buy-to-flip angle. A buy-to-flip strategy would face difficulty here, as the added renovation costs combined with the inflated original price could inhibit profitability upon resale. Investors should approach this option cautiously. Buy-to-let angle. With an estimated rental income of €1,040 per month, the gross yield stands at 2.5%, which is relatively low for long-term rental investments. This may limit appeal compared to higher yielding opportunities in the market.
Fair value modelled at €371,664 from 6 comparable sales in the area. Asking €499,000 sits €127,336 (34.3%) above — overpriced versus fair value.
Asking €499,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €356,850 (€3,244/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 is below the parish average, reducing 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 €356,850, adjusted for condition and micro-location, gives a modelled fair value of €371,664 (€3,379/m²), a €127,336 (34.3%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8ee34d | Subject | €499,000 | €4,536 | — | 63 | 59 |
| parque Natural da Arrábida | Active | €650,000 | €7,222 | 59.2% | 45 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 1.1% | 72 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Active | €585,000 | €3,112 | 31.4% | 75 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 90d7ba | Active | €350,000 | €3,646 | 19.6% | 60 | 42 |
| Median comp | €467,500 | €4,066 | 10.4% | 66 | 46 |
Long-term rental The property at €499,000 represents a significant gap of 34.3% from the fair value of €371,664, indicating it is overpriced in the current market. With a gross yield of just 2.5%, the potential returns do not justify this investment in a suburban neighborhood with a relatively low condition rating of 60/100. Buy-and-hold Considering the current valuation, this property is overpriced at €499,000, significantly above its fair value of €371,664. The limited growth potential, indicated by a mediocre 2.5% yield and 60/100 condition rating, suggests that holding this asset may not deliver the expected long-term capital appreciation.
Tenant turnover risk The economic stability score of 55 and tenant stability score of 55 indicate a potential for high tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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