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 106 m² on the 2nd floor, built in 1980, energy rating C. Located on praceta Manuel Nunes de Almeida, 42, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a large balcony offering panoramic views of the city, enhancing the living experience with outdoor space for relaxation and entertainment.
The valuation. The asking price of €360,000 is significantly above the fair value of €304,345, indicating it is overpriced by €55,655 (18.3%). The discrepancy suggests investors should approach with caution.
Fair value modelled at €304,345 from 6 comparable sales in the area. Asking €360,000 sits €55,655 (18.3%) above — overpriced versus fair value.
Asking €360,000 versus the praceta Manuel Nunes de Almeida, 42 area baseline of €261,065 (€2,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €261,065, adjusted for condition and micro-location, gives a modelled fair value of €304,345 (€2,871/m²), a €55,655 (18.3%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Manuel Nunes de Almeida, 42 | Subject | €360,000 | €3,396 | — | 65 | 56 |
| rua São João de Deus, 78 | Active | €299,000 | €2,848 | 16.2% | 65 | 56 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 8.4% | 68 | 55 |
| avenida Nuno Álvares, 8 | Active | €275,000 | €2,895 | 14.8% | 65 | 53 |
| rua Henrique Augusto Pereira | Active | €280,000 | €2,593 | 23.7% | 61 | 51 |
| Median comp | €281,500 | €2,872 | 15.5% | 65 | 54 |
Long-term rental The apartment's gross yield of 3.3% does not sufficiently compensate for its 18.3% gap above fair value, making it an unappealing choice for long-term rental investment. Additionally, with a neighbourhood score of 56/100, potential tenant quality and stability are questionable. Buy-and-hold Investing in this property as a buy-and-hold is not advisable, given its overpriced status and the detrimental 18.3% gap versus fair value. The condition rating of 63/100 combined with limited amenities in the area suggests that future appreciation may be limited.
Economic volatility risk The low economic stability score of 50/100 indicates potential fluctuations in market conditions that could adversely affect property value and rental income stability.
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