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 78 m², built in 1977, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Highlight: This apartment features three balconies that provide ample outdoor space and stunning views, ideal for enjoying Setúbal's pleasant climate.
The valuation. The asking price of €280,000 is significantly above the estimated fair value of €212,111, representing a gap of €67,889 (32.0%). This property is considered overpriced based on current market analyses.
Fair value modelled at €212,111 from 6 comparable sales in the area. Asking €280,000 sits €67,889 (32.0%) above — overpriced versus fair value.
Asking €280,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €193,727 (€2,484/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 is below the parish average, reducing 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 €193,727, adjusted for condition and micro-location, gives a modelled fair value of €212,111 (€2,719/m²), a €67,889 (32.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 19f506 | Subject | €280,000 | €3,590 | — | 52 | 50 |
| Setúbal (São Sebastião) · 91127a | Active | €237,500 | €2,582 | 28.1% | 60 | 48 |
| Setúbal (São Sebastião) · 483b53 | Active | €328,000 | €3,216 | 10.4% | 48 | 49 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 20.7% | 58 | 48 |
| rua Henrique Augusto Pereira | Active | €280,000 | €2,593 | 27.8% | 61 | 51 |
| Median comp | €269,500 | €2,720 | 24.2% | 59 | 49 |
Long-term rental This 3-bed apartment in Setúbal, listed at €280,000, is overpriced compared to its fair value of €212,111, indicating a 32.0% gap. With a gross yield of only 4% and a neighborhood score of 50/100, potential rental income may not justify the high purchase price, making it less attractive for long-term investment. Buy-and-hold The current listing price suggests that this investment is unaffordable, as it substantially exceeds its fair value. Given the property’s condition rating of 54/100 and limited local amenities, holding this asset may lead to underperformance in expected returns over time.
Economic and Tenant Instability Risk The property has an economic stability score of 50/100 and a tenant stability score of 50/100, indicating significant risk related to potential income fluctuations and tenant turnover.
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