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, 4-bathroom house of 251 m², built in 2011, energy rating A. Located on rua das Giestas, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This luxury villa boasts an expansive landscaped garden with century-old olive trees and a closed garage measuring 67 m², enhancing both aesthetics and functionality.
The valuation. The asking price of €860,000 sits 7.4% higher than the fair value of €800,916, indicating that the property is priced fairly relative to the market. The valuation reflects quality and location insights that justify this positioning.
Fair value modelled at €800,916 from 6 comparable sales in the area. Asking €860,000 sits €59,084 (7.4%) above — overpriced versus fair value.
Asking €860,000 versus the rua das Giestas area baseline of €673,007 (€2,681/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €673,007, adjusted for condition and micro-location, gives a modelled fair value of €800,916 (€3,191/m²), a €59,084 (7.4%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Giestas | Subject | €860,000 | €3,426 | — | 80 | 53 |
| rua Gama Braga, 3 | Active | €1,280,000 | €4,604 | 34.4% | 75 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 65a436 | Active | €575,000 | €3,423 | 0.1% | 75 | 53 |
| rua Paulino de Oliveira, 58 | Active | €580,000 | €2,959 | 13.6% | 76 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6a9506 | Active | €598,000 | €3,602 | 5.1% | 78 | 53 |
| Median comp | €589,000 | €3,513 | 2.5% | 76 | 53 |
Long-term rental The property in Setúbal presents a fair investment opportunity, with a yield of 2.8% gross that aligns with typical market expectations. However, the gap of 7.4% against the fair value suggests that while it is a stable choice, it does not present immediate potential for appreciation or significant cash flow enhancement. Family rental Given its spacious layout and decent condition rating of 82/100, this 4-bed house in Setúbal could attract families looking for a longer-term residence. Despite a relatively low neighbourhood score of 53/100, the overall offering is suitable for families seeking a suburban lifestyle at a property priced fairly relative to its market value.
Economic vulnerability The economic stability score of 45 indicates a higher risk of economic downturns that could impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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