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.
4-bedroom, 3-bathroom apartment of 153 m² on the 5th floor, built in 1993. Located on praceta Engenheiro Carlos Manito Torres, 2, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment offers unparalleled panoramic views from its living room, highlighting tranquil Vanicelos Park and historic Palmela Castle amid natural light flooding every room.
The valuation. The asking price of €650,000 exceeds the fair value of €496,848 by €153,152 (30.8%), indicating that this property is overpriced. Buyers should carefully consider alternative investments or negotiate aggressively.
Fair value modelled at €496,848 from 6 comparable sales in the area. Asking €650,000 sits €153,152 (30.8%) above — overpriced versus fair value.
Asking €650,000 versus the praceta Engenheiro Carlos Manito Torres, 2 area baseline of €386,468 (€2,526/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 €386,468, adjusted for condition and micro-location, gives a modelled fair value of €496,848 (€3,247/m²), a €153,152 (30.8%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Engenheiro Carlos Manito Torres, 2 | Subject | €650,000 | €4,248 | — | 74 | 52 |
| avenida Doutor António Rodrigues Manito, 27 | Active | €849,000 | €4,005 | 5.7% | 74 | 57 |
| Setúbal (São Sebastião) · 8ee97e | Active | €390,000 | €3,223 | 24.1% | 80 | 51 |
| Setúbal (São Sebastião) · 6a9133 | Active | €345,000 | €3,000 | 29.4% | 82 | 59 |
| praceta Professora Virgínia Rau, 8 | Active | €265,000 | €3,272 | 23.0% | 74 | 48 |
| Median comp | €367,500 | €3,248 | 23.6% | 77 | 54 |
Long-term rental This property, listed at €650,000, significantly exceeds its fair value of €496,848, indicating a substantial 30.8% gap. With a gross yield of only 2.7%, it may struggle to attract long-term tenants in a mixed residential market. Value-add renovation Although this apartment has potential due to its decent condition score of 77/100, it remains overpriced compared to its fair value. Any renovation strategy would need to consider the current valuation, as the gap suggests limited immediate upside for enhancing property value. Family rental While the apartment can potentially appeal to families in the area, its listing price of €650,000 is steep against the fair value of €496,848. The neighbourhood rating of 52/100 indicates that family rentals may face challenges in this setting, primarily due to the overpriced nature of the property.
Economic and Tenant Instability Risk With an economic stability score of 50/100 and a tenant stability score of 55/100, this property faces a heightened risk of fluctuating income levels and potential vacancies, which could impact overall returns significantly.
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