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 114 m² on the 12th floor. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts panoramic views of Palmela Castle and the cityscape from the 12th floor, enhancing its appeal for urban living and investment opportunities.
The valuation. The asking price of €385,000 is slightly above the fair value of €366,869 by €18,131 (4.9%). While the property is priced competitively, it does not represent an exceptional investment opportunity. Buy-to-flip angle. A buy-to-flip strategy may yield potential as renovations could maximize sale value once the property is refreshed in a modestly improving market. Target selling at €400,000 could provide a profit, contingent upon effective marketing. Buy-to-let angle. Renting the apartment for €738 per month generates a gross yield of 2.3%, which is relatively low but steady for long-term tenants. This strategy may appeal to families in a rural location with limited economic alternatives.
Fair value modelled at €366,869 from 6 comparable sales in the area. Asking €385,000 sits €18,131 (4.9%) above — overpriced versus fair value.
Asking €385,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €295,700 (€2,594/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €295,700, adjusted for condition and micro-location, gives a modelled fair value of €366,869 (€3,218/m²), a €18,131 (4.9%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 89e69a | Subject | €385,000 | €3,377 | — | 70 | 48 |
| rua Santiago | Active | €260,000 | €4,127 | 22.2% | 67 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 73547c | Active | €265,000 | €4,818 | 42.7% | — | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 9.7% | 68 | 45 |
| rua Mafaldo de Setúbal, 15 | Active | €215,000 | €3,071 | 9.1% | 65 | 45 |
| Median comp | €251,950 | €3,599 | 6.6% | 67 | 46 |
Long-term rental This 2-bed apartment in Setúbal offers a stable yield of 2.3%, making it a reasonable choice for long-term rental investment given its fair valuation. However, the rural and peripheral location, with a neighbourhood quality rating of 48/100, suggests challenges in attracting desirable tenants. Family rental The property holds potential for family rental, given its size and reasonable condition score of 72/100; yet, the economic limitations of the area reduce its attractiveness. The fair value pricing reflects its market position, but the surrounding amenities and tenant quality play a crucial role in long-term success in this strategy.
Tenant turnover risk: With a tenant stability score of only 55/100, there is a heightened risk of turnover disruption, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
