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 69 m² on the 3rd floor, built in 1978, energy rating F. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features two pleasant balconies, providing outdoor space in a calm neighborhood, and excellent solar exposure ensuring bright interiors throughout the day.
The valuation. The asking price of €244,000 is €21,710 (9.8%) above the fair value of €222,290, indicating that the property is fairly priced in the current market context.
Fair value modelled at €222,290 from 6 comparable sales in the area. Asking €244,000 sits €21,710 (9.8%) above — overpriced versus fair value.
Asking €244,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €190,123 (€2,755/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €190,123, adjusted for condition and micro-location, gives a modelled fair value of €222,290 (€3,222/m²), a €21,710 (9.8%) gap versus the €244,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · b3298f | Subject | €244,000 | €3,536 | — | 70 | 51 |
| rua Alves da Silva, 27 3 | Active | €265,000 | €2,732 | 22.7% | 63 | 58 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 5.2% | 74 | 48 |
| Setúbal (São Sebastião) · 023929 | Active | €295,000 | €3,512 | 0.7% | 72 | 54 |
| rua Bombeiros de Setúbal, 43 | Active | €272,000 | €3,091 | 12.6% | 70 | 62 |
| Median comp | €283,500 | €3,222 | 8.9% | 71 | 56 |
Buy-and-hold The current listing price of €244,000 is a 9.8% premium over the calculated fair value of €222,290, which indicates a fair market price. With a gross yield of 4% and a decent neighborhood rating, this investment could provide steady cash flow but lacks significant appreciation potential due to the slight overpricing. Family rental Given the property’s fair valuation status and reasonable gross yield, it can serve well as a family rental. However, the neighborhood's rating of 51/100 suggests only moderate tenant quality, implying potential challenges in attracting higher-paying tenants over time.
Tenant turnover risk With a tenant stability score of 45/100, there is a high likelihood of frequent tenant turnover which could lead to increased vacancy rates and associated costs.
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