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, 2-bathroom apartment of 95 m², energy rating D. Located on praceta Fernando Pessoa, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Features: This apartment offers the unique flexibility to transform two of the generous bedrooms into a suite, enhancing both value and livability with two balconies providing abundant natural light.
The valuation. The asking price of €299,000 sits above the fair value of €284,101 by €14,899 (5.2%), indicating that the property is fairly priced without a significant discount. This suggests a balanced market approach.
Fair value modelled at €284,101 from 6 comparable sales in the area. Asking €299,000 sits €14,899 (5.2%) above — overpriced versus fair value.
Asking €299,000 versus the praceta Fernando Pessoa area baseline of €263,333 (€2,772/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €263,333, adjusted for condition and micro-location, gives a modelled fair value of €284,101 (€2,991/m²), a €14,899 (5.2%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando Pessoa | Subject | €299,000 | €3,147 | — | 50 | 51 |
| azinhaga dos Trabalhadores | Active | €359,000 | €2,316 | 26.4% | 55 | 53 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 13.6% | 65 | 45 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 023c60 | Active | €345,000 | €3,136 | 0.3% | 55 | 53 |
| avenida República da Guiné-Bissau | Active | €350,000 | €2,846 | 9.6% | 54 | 48 |
| Median comp | €347,500 | €2,991 | 5.0% | 55 | 51 |
Long-term rental The 3-bed apartment in Setúbal presents a gross yield of 4.1%, indicating a reasonable return for long-term investors despite its fair valuation. With a fair value gap of only 5.2%, this property aligns with market expectations and may appeal to those seeking stable rental income without aggressive pricing. Family rental While the listing price remains at €299,000, the property's fair value of €284,101 suggests that it is correctly positioned for families looking for long-term housing. The practicality of the 95m² layout combined with the area's amenities makes it a viable option for family rentals, despite not being a standout deal in terms of value.
Economic Instability Risk Due to an economic stability score of 40/100, the property may experience increased vacancy rates and declining rent prices over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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