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 75 m², built in 1988, energy rating C. Located on rua Fernando Santos, 17, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes an independent 5.5 m² laundry/storage area, offering additional functionality not commonly found in similar properties in the neighborhood.
The valuation. The asking price of €310,000 is positioned at a fair value compared to the estimated value of €283,636, showing a difference of €26,364 (9.3%). This property is rightly valued within the current market context.
Fair value modelled at €283,636 from 6 comparable sales in the area. Asking €310,000 sits €26,364 (9.3%) above — overpriced versus fair value.
Asking €310,000 versus the rua Fernando Santos, 17 area baseline of €221,635 (€2,955/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €221,635, adjusted for condition and micro-location, gives a modelled fair value of €283,636 (€3,782/m²), a €26,364 (9.3%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernando Santos, 17 | Subject | €310,000 | €4,133 | — | 75 | 61 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 2.0% | 79 | 56 |
| praceta José Maria da Silva | Active | €315,000 | €4,565 | 10.4% | 74 | 53 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 16.5% | 75 | 57 |
| avenida das Descobertas, 10 | Active | €295,000 | €3,512 | 15.0% | 75 | 38 |
| Median comp | €292,500 | €3,782 | 8.5% | 75 | 55 |
Long-term rental The property presents a fair return with a gross yield of 3.5%, aligning closely with the local market expectations. Given the moderate condition rating of 81/100, it could appeal to long-term tenants seeking stable housing in Setúbal. Buy-and-hold Investing in this property under the buy-and-hold strategy may yield consistent returns over time, especially as Setúbal continues to develop economically. The fair value assessment indicates that while the property is priced correctly, future appreciation potential remains reliant on overall market trends. Family rental As a family rental option, this 2-bed apartment is positioned adequately with its fair valuation, appealing to families looking for reasonable living spaces. However, the neighbourhood score of 61/100 may deter some potential tenants seeking higher-quality amenities and services.
Potential Vacancy Risk The property may experience higher vacancy rates due to an economic stability score of 65 and a tenant stability score of 60, indicating challenges in attracting and retaining tenants in a potentially unstable environment.
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
