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 3rd floor, 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 includes a built-in wardrobe in the entrance hall, providing efficient storage space, and boasts excellent southern exposure for optimal natural light throughout the day.
The valuation. The asking price of €280,000 sits slightly above the fair value of €275,204, by €4,796 or 1.7%. This property is fairly priced within the current market context.
Fair value modelled at €275,204 from 6 comparable sales in the area. Asking €280,000 sits €4,796 (1.7%) above — overpriced versus fair value.
Asking €280,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €217,229 (€2,858/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €217,229, adjusted for condition and micro-location, gives a modelled fair value of €275,204 (€3,621/m²), a €4,796 (1.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a4475 | Subject | €280,000 | €3,684 | — | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5881 | Active | €289,000 | €4,817 | 30.7% | 76 | 53 |
| praceta José Maria da Silva | Active | €315,000 | €4,565 | 23.9% | 74 | 53 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 13.4% | 74 | 53 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 10.0% | 79 | 56 |
| Median comp | €278,500 | €4,309 | 16.9% | 75 | 53 |
Long-term rental This 2-bedroom apartment in Setúbal reflects a fair value of €275,204 compared to the listing price of €280,000, indicating it is appropriately priced given the local market dynamics. With a gross yield of 3.7%, the property is positioned well for steady long-term rental income, though the peripheral location and limited amenities may affect tenant interest. Buy-and-hold Holding this property allows for potential appreciation over time, with a fair valuation of €275,204 providing a stable investment entry point at €280,000. The combination of a 3.7% yield and fair condition score of 79/100 suggests that it can maintain its value, despite the neighborhood’s average score of 48/100 in amenities and housing conditions.
Economic Vulnerability The property has a low economic stability score of 45/100, indicating a significant risk of economic downturns that could affect rental income.
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