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, 2-bathroom apartment of 88 m² on the 1st floor, built in 1965, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features two balconies, enhancing both natural light and outdoor space, making it ideal for urban living in Setúbal.
The valuation. The asking price of €295,000 is positioned 4.1% above the fair value of €283,502, indicating a fair assessment of market conditions. This suggests the price reflects reasonable expectations in the current real estate landscape.
Fair value modelled at €283,502 from 6 comparable sales in the area. Asking €295,000 sits €11,498 (4.1%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €231,966 (€2,636/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €231,966, adjusted for condition and micro-location, gives a modelled fair value of €283,502 (€3,222/m²), a €11,498 (4.1%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 89e6ed | Subject | €295,000 | €3,352 | — | 71 | 43 |
| praceta António Enes | Active | €290,000 | €3,494 | 4.2% | 75 | 49 |
| avenida das Descobertas, 10 | Active | €295,000 | €3,512 | 4.8% | 75 | 38 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 7.2% | 68 | 55 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 26.7% | 70 | 52 |
| Median comp | €287,500 | €3,302 | 1.5% | 73 | 51 |
Long-term rental The 2-bed apartment in Setúbal presents a fair investment opportunity with a yield of 3.7% gross, aligning closely with its fair value of €283,502. However, with a neighborhood rating of 43/100, the limited economic diversity could affect the long-term tenant quality and rental demand. Buy-and-hold While the property's listing price of €295,000 is relatively close to its fair value, the 4.1% gap suggests that it is not significantly undervalued. The subpar neighborhood score indicates potential challenges in appreciation over time due to limited amenities and economic growth.
Low economic and tenant stability risk With an economic stability score of 40/100 and a tenant stability score of 50/100, there is a heightened risk of tenant turnover and difficulty in maintaining rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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