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, 3-bathroom house of 171 m², built in 2018, energy rating B. Located on estrada Vale de Mulatas, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The property is enhanced by two centenary olive trees at the entrance, providing a unique charm and character that sets it apart from typical listings.
The valuation. The asking price of €735,000 is significantly higher than the fair value of €585,896, representing an overprice of €149,104 (25.4%). This discrepancy indicates that the property is currently overpriced.
Fair value modelled at €585,896 from 5 comparable sales in the area. Asking €735,000 sits €149,104 (25.4%) above — overpriced versus fair value.
Asking €735,000 versus the estrada Vale de Mulatas area baseline of €458,271 (€2,680/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €458,271, adjusted for condition and micro-location, gives a modelled fair value of €585,896 (€3,426/m²), a €149,104 (25.4%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Vale de Mulatas | Subject | €735,000 | €4,298 | — | 78 | 50 |
| rua das Giestas | Active | €860,000 | €3,426 | 20.3% | 80 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6a9506 | Active | €598,000 | €3,602 | 16.2% | 78 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 65a436 | Active | €575,000 | €3,423 | 20.4% | 75 | 53 |
| rua Gama Braga, 3 | Active | €1,280,000 | €4,604 | 7.1% | 75 | 49 |
| Median comp | €729,000 | €3,514 | 18.2% | 77 | 53 |
Long-term rental The current listing price of €735,000 represents a 25.4% gap above the fair value of €585,896, indicating the property is overpriced. With a gross yield of only 2.4%, this investment may not yield satisfactory returns for long-term rental strategies. Buy-and-hold At a price of €735,000, which exceeds the fair value by 25.4%, the property seems overpriced for a buy-and-hold investment approach. Potential appreciation in a lesser-known neighborhood may not sufficiently compensate for the high initial investment.
Economic Vulnerability With an economic stability score of 40/100, the property may face challenges in attracting and retaining tenants, increasing the risk of vacancy and rental income instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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