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.
3-bedroom, 3-bathroom house of 171 m², built in 2018, energy rating B. Located on rua do Medronheiro, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property features two centenary olive trees at the entrance, enhancing its charm, and a recent expansion project offers potential for increased usable space.
The valuation. The asking price of €735,000 is €149,418 or 25.5% above the fair value of €585,582, indicating that the property is overpriced. Buyers should exercise caution based on this significant discrepancy. Buy-to-flip angle. The resale strategy focuses on quick renovations to enhance appeal, capitalizing on the high-quality finishes and modern appliances to attract buyers who value style. This could potentially yield a profitable flip in a desirable market. Buy-to-let angle. With an estimated rental income of €1,470/month, the gross yield stands at 2.4%, making it a candidate for long-term rental. However, the mixed neighborhood rating of 44/100 could impact tenant demand.
Fair value modelled at €585,582 from 6 comparable sales in the area. Asking €735,000 sits €149,418 (25.5%) above — overpriced versus fair value.
Asking €735,000 versus the rua do Medronheiro area baseline of €461,205 (€2,697/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €461,205, adjusted for condition and micro-location, gives a modelled fair value of €585,582 (€3,424/m²), a €149,418 (25.5%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Medronheiro | Subject | €735,000 | €4,298 | — | 75 | 44 |
| rua das Giestas | Active | €860,000 | €3,426 | 20.3% | 80 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6a9506 | Active | €598,000 | €3,602 | 16.2% | 78 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 65a436 | Active | €575,000 | €3,423 | 20.4% | 75 | 53 |
| Palmela · cfe07a | Active | €995,000 | €3,373 | 21.5% | 72 | 45 |
| Median comp | €729,000 | €3,425 | 20.3% | 77 | 53 |
Long-term rental The property is overpriced at €735,000, significantly above the fair value of €585,582, which poses a risk to rental yield and return on investment. With a gross yield of only 2.4% and a neighborhood rating of just 44/100, securing consistent long-term tenants may prove challenging in this area. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable given its 25.5% gap from fair value, suggesting it may remain a financial burden rather than an appreciating asset. The seasonal economic activity and lower neighborhood rating indicate potential difficulties in achieving desirable appreciation over time.
High tenant turnover risk With a tenant stability score of 40/100, there is a significant risk of high turnover rates, potentially impacting rental income and increasing operational costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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