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 212 m² on the 1st floor, built in 2003, energy rating D. Located on avenida Doutor António Rodrigues Manito, 27, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious balcony perfect for outdoor dining, and the living area is equipped with a heat recovery system for efficient heating and cooling.
The valuation. The asking price of €849,000 is significantly above the fair value of €638,615, resulting in an overvaluation of €210,385 (32.9%). This property is not a deal given its high asking price. Buy-to-flip angle. Considering the current market conditions and property features, a resale strategy could potentially yield a profit by targeting buyers focused on modern finishes, provided improvements justify the asking price. Buy-to-let angle. With an estimated rental income of €2,618/month, the gross yield sits at 3.7%, making it a moderate option for long-term family rentals in a relatively stable, low-density neighborhood.
Fair value modelled at €638,615 from 6 comparable sales in the area. Asking €849,000 sits €210,385 (32.9%) above — overpriced versus fair value.
Asking €849,000 versus the avenida Doutor António Rodrigues Manito, 27 area baseline of €500,921 (€2,363/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €500,921, adjusted for condition and micro-location, gives a modelled fair value of €638,615 (€3,012/m²), a €210,385 (32.9%) gap versus the €849,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor António Rodrigues Manito, 27 | Subject | €849,000 | €4,005 | — | 74 | 57 |
| avenida Doutor António Rodrigues Manito S / N | Active | €849,000 | €3,054 | 23.7% | 73 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b8ed | Active | €710,000 | €2,971 | 25.8% | 72 | 46 |
| avenida Bento de Jesus Caraça S / N | Active | €320,000 | €2,936 | 26.7% | 75 | 52 |
| rua da Fé, 1 | Active | €309,000 | €2,619 | 34.6% | 68 | 48 |
| Median comp | €515,000 | €2,954 | 26.2% | 73 | 48 |
Long-term rental This 5-bed apartment's listing price of €849,000 represents a 32.9% gap above its fair value of €638,615, indicating it is overpriced for long-term rental purposes. With a gross yield of only 3.7% and a neighbourhood rating of 57/100, the potential returns do not justify the elevated cost. Family rental Given the high listing price of €849,000, which exceeds fair market value by 32.9%, this property is not suitable for family rental investments. The average condition score of 77/100 combined with low neighbourhood attractiveness suggests that the investment is unlikely to yield satisfactory returns for families.
Low Economic and Tenant Stability Risk: With an economic stability score of 35/100 and a tenant stability score of 50/100, this property may face challenges in attracting and retaining reliable tenants, leading to potential income variability and increased vacancy rates.
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