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, 1-bathroom apartment of 65 m², built in 1969, energy rating C. Located on avenida Infante D. Henrique, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. The apartment boasts an excellent balcony that extends the living space, providing an ideal spot for outdoor leisure and natural light enjoyment.
The valuation. The asking price of €290,000 exceeds the fair value of €213,274 by €76,726, or 36.0%. This property is considered overpriced, indicating a potential challenge in recouping the investment upon sale.
Fair value modelled at €213,274 from 6 comparable sales in the area. Asking €290,000 sits €76,726 (36.0%) above — overpriced versus fair value.
Asking €290,000 versus the avenida Infante D. Henrique area baseline of €166,949 (€2,568/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €166,949, adjusted for condition and micro-location, gives a modelled fair value of €213,274 (€3,281/m²), a €76,726 (36.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Infante D. Henrique | Subject | €290,000 | €4,462 | — | 75 | 43 |
| avenida Bento de Jesus Caraça | Active | €250,000 | €2,941 | 34.1% | 75 | 51 |
| praceta José Maria da Silva | Active | €315,000 | €4,565 | 2.3% | 74 | 53 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 22.6% | 75 | 57 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 9.2% | 79 | 56 |
| Median comp | €270,000 | €3,752 | 15.9% | 75 | 55 |
Long-term rental This property is overpriced with a significant gap of 36% from its fair value, suggesting that potential long-term rental returns may fall short of expectations based on the current asking price. Additionally, given the rural location and limited amenities, tenant demand may be lower, potentially impacting rental income stability. Buy-and-hold Investing in this property for a buy-and-hold strategy is not ideal, as its valuation exceeds fair market expectations by 36%. Coupled with a modest gross yield of 4.2% and a low neighborhood score of 43, the long-term growth potential is diminished in this context.
High Economic and Tenant Instability With an economic stability score of 35/100 and a tenant stability score of 50/100, there is a heightened risk of unforeseen vacancies and declining rental income due to the unstable market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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