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 76 m² on the 7th floor, built in 1995, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious kitchen that could easily accommodate modern appliances, and its living room offers direct access to a private balcony with city views.
The valuation. The asking price of €249,000 sits €11,709 (4.9%) above the fair value of €237,291, suggesting that the property is fairly priced in the current market.
Fair value modelled at €237,291 from 6 comparable sales in the area. Asking €249,000 sits €11,709 (4.9%) above — overpriced versus fair value.
Asking €249,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €206,070 (€2,711/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €206,070, adjusted for condition and micro-location, gives a modelled fair value of €237,291 (€3,122/m²), a €11,709 (4.9%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8ee908 | Subject | €249,000 | €3,276 | — | 65 | 56 |
| praceta Manuel Nunes de Almeida, 45 | Active | €268,000 | €3,309 | 1.0% | 62 | 51 |
| praceta Doutor José Romão dos Santos Ferro | Active | €175,000 | €2,188 | 33.2% | — | 53 |
| urbanização Quinta do Paraíso | Active | €321,000 | €3,000 | 8.4% | 70 | 48 |
| rua Mafaldo de Setúbal, 15 | Active | €215,000 | €3,071 | 6.3% | 65 | 45 |
| Median comp | €241,500 | €3,036 | 7.4% | 65 | 50 |
Long-term rental The property is fairly priced at €249,000, which provides a gross yield of 4.2%, aligning well with typical market expectations. Given the average tenant quality and neighborhood amenity ratings, this investment should attract stable long-term tenants looking for comfortable housing. Buy-and-hold With a fair valuation at €249,000 and a minimal gap of 4.9% from fair value, this 2-bed apartment in Setúbal can serve as a reliable asset for long-term appreciation. While not positioned for fast growth, the property benefits from adequate yield, making it suitable for investors seeking steady returns over time. Family rental Priced at €249,000, this apartment offers a fair opportunity for potential family renters seeking a decent living space in Setúbal. Although it is not targeted toward luxury or vacation renters, its gross yield and fair valuation suggest it could comfortably serve local family needs in the market. Not ideal for The property’s pricing and conditioning do not support opportunities in the luxury market, student housing, or short-term vacation rentals. With a neighborhood score of 56/100, these segments may find better alternatives in more competitive markets.
Economic Vulnerability Given an economic stability score of 45/100, there is a significant risk of economic downturns impacting rental income and property value.
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