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 110 m² on the 3rd floor, built in 1977. Located on rua São Luís Gonzaga, 1, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a magnificent balcony perfect for outdoor relaxation, complemented by a well-maintained interior showcasing modern kitchen designs and abundant natural light.
The valuation. The asking price of €295,000 is significantly below the fair value of €363,820, presenting an opportunity with a difference of €68,820 (18.9%). This property is clearly underpriced in the current market. Buy-to-flip angle. With the potential for cosmetic improvements and minor renovations, a resale strategy could yield a higher profit margin upon flipping this apartment. Targeted upgrades in the high-quality kitchen and bathroom can enhance the resale value effectively. Buy-to-let angle. The anticipated rental income of approximately €1,082 per month translates to a gross yield of 4.4%, making it a sustainable option for long-term investment. The property’s appeal lies in its tasteful finishes and attractive location within a low-density residential environment.
Fair value modelled at €363,820 from 6 comparable sales in the area. Asking €295,000 sits €68,820 (18.9%) below — the upside to fair value.
Asking €295,000 versus the rua São Luís Gonzaga, 1 area baseline of €287,495 (€2,614/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €287,495, adjusted for condition and micro-location, gives a modelled fair value of €363,820 (€3,307/m²), a €68,820 (18.9%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Luís Gonzaga, 1 | Subject | €295,000 | €2,682 | — | 73 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5ac0 | Active | €360,000 | €3,529 | 31.6% | 75 | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b779 | Active | €470,000 | €3,917 | 46.0% | 74 | 51 |
| Setúbal (São Sebastião) · 4a4596 | Active | €290,000 | €2,843 | 6.0% | 73 | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f8ff | Active | €515,000 | €3,388 | 26.3% | 73 | 57 |
| Median comp | €415,000 | €3,459 | 29.0% | 74 | 56 |
Long-term rental This 3-bed apartment in Setúbal is an attractive option for long-term rental due to its fair value significantly exceeding the listing price by 18.9%, providing potential for consistent cash flow with a gross yield of 4.4%. The property's location in a low-density residential environment may appeal to families seeking stable housing outside of urban centers. Value-add renovation With a condition rating of 75/100, this property presents an opportunity for value-add renovation, allowing investors to enhance its marketability and overall value. Investing in upgrades could further capitalize on the gap between the listing and fair values, potentially increasing future rental income and resale value. Short-term vacation rental The property is not ideal for short-term vacation rental given its peripheral location in a low-density residential area, which may deter transient guests seeking proximity to urban amenities. Additionally, the neighbourhood's 47/100 rating suggests it lacks the vibrant attractions typically desired for vacation rentals. Student housing This apartment is also not suitable for student housing, as its location in a rural neighborhood may not attract the desired student demographic that prefers living near educational institutions. The average tenant quality in this area, indicated by the lower neighbourhood score, further limits its appeal for this strategy. Luxury market Entering the luxury market with this property is unfeasible due to its conservative condition and the overall character of the neighbourhood, which does not align with high-end expectations. The property’s rating and rural environment suggest that it is better suited to more affordable housing markets rather than luxury demand.
High vacancy risk With an economic stability score of 35/100 and a tenant stability score of 50/100, this property may face significant challenges in retaining tenants and maintaining occupancy rates.
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