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 105 m² on the 1st floor, energy rating C. Located on rua Major Perestrelo da Conceição, 19, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts two balconies providing ample outdoor space and excellent natural light, along with a large kitchen that can easily accommodate a dining area.
The valuation. The asking price of €350,000 sits €20,463 (6.2%) above the fair value of €329,537, indicating it is priced accurately but not favorably compared to market trends. Buy-to-flip angle. With strategic renovations, potential resale could maximize profits, positioning the property for quick turnover given its desirable condition and aesthetic appeal. Buy-to-let angle. The estimated rental income of €992/month results in a gross yield of 3.4%, providing steady cash flow in a rural area with limited amenities, targeting long-term tenants.
Fair value modelled at €329,537 from 6 comparable sales in the area. Asking €350,000 sits €20,463 (6.2%) above — overpriced versus fair value.
Asking €350,000 versus the rua Major Perestrelo da Conceição, 19 area baseline of €272,678 (€2,597/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 €272,678, adjusted for condition and micro-location, gives a modelled fair value of €329,537 (€3,138/m²), a €20,463 (6.2%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Major Perestrelo da Conceição, 19 | Subject | €350,000 | €3,333 | — | 72 | 49 |
| rua Santiago | Active | €260,000 | €4,127 | 23.8% | 67 | 50 |
| Setúbal (São Sebastião) · b3298d | Active | €295,000 | €2,810 | 15.7% | 75 | 50 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 4.3% | 74 | 53 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 7.4% | 68 | 45 |
| Median comp | €264,000 | €3,138 | 5.9% | 71 | 50 |
Long-term rental The property offers a gross yield of 3.4%, which aligns with the market averages for Setúbal, indicating stable rental income potential despite its fair valuation. However, the neighborhood's low score of 49/100 suggests challenges in attracting long-term tenants, particularly given the limited amenities and transportation options. Buy-and-hold Investing in this apartment for long-term appreciation could be justified given its fair value of €350,000, though the 6.2% gap from fair value suggests minimal upside potential. The rural setting and economic limitations inherent to Setúbal may hinder significant value growth over time, making it a cautious investment choice.
Economic Risk The low economic stability score of 30/100 indicates a high likelihood of economic downturns that could affect rental income and property value significantly.
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