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, 1-bathroom apartment of 71 m² on the 8th floor, energy rating D. Located on rua Mormugão, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment boasts stunning unobstructed views of Várzea Urban Park and Palmela Castle, enhancing its appeal in a vibrant urban neighborhood with great amenities.
The valuation. The asking price of €279,000 is €37,403 (15.5%) above the fair value of €241,597, indicating the property is overpriced. Investors should approach with caution due to this discrepancy.
Fair value modelled at €241,597 from 6 comparable sales in the area. Asking €279,000 sits €37,403 (15.5%) above — overpriced versus fair value.
Asking €279,000 versus the rua Mormugão area baseline of €197,229 (€2,778/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 €197,229, adjusted for condition and micro-location, gives a modelled fair value of €241,597 (€3,403/m²), a €37,403 (15.5%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mormugão | Subject | €279,000 | €3,930 | — | 72 | 58 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 3.3% | 75 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 10.4% | — | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Active | €269,000 | €3,363 | 14.4% | 72 | 45 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 14.3% | 78 | 49 |
| Median comp | €259,500 | €3,445 | 12.3% | 75 | 49 |
Long-term rental The property is overpriced at €279,000, with a fair value estimated at €241,597, representing a gap of 15.5%. Given the 3.7% gross yield and a neighborhood score of 58/100, investors may struggle to achieve satisfactory returns over the long term. Family rental This 2-bed apartment, while situated in a residential area, is overpriced compared to its fair value of €241,597. The 3.7% gross yield and condition rating of 75/100 suggest that it may not attract families seeking value, particularly with the neighborhood's overall quality rated at 58/100.
Economic Vulnerability The economic stability score of 45/100 indicates a high risk of fluctuations in the local market potentially impacting property value.
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