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 130 m² on the 6th floor, built in 1995, energy rating F. Located on praça de Portugal, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Unobstructed views of Praça de Portugal and Serra da Arrábida from the large sunroom enhance the apartment's appeal and provide a serene backdrop for daily living.
The valuation. The asking price of €368,000 is €25,163 (6.4%) below the fair value of €393,163. This positions the property as fairly priced in the current market.
Fair value modelled at €393,163 from 6 comparable sales in the area. Asking €368,000 sits €25,163 (6.4%) below — the upside to fair value.
Asking €368,000 versus the praça de Portugal area baseline of €296,589 (€2,281/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 €296,589, adjusted for condition and micro-location, gives a modelled fair value of €393,163 (€3,024/m²), a €25,163 (6.4%) gap versus the €368,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Portugal | Subject | €368,000 | €2,831 | — | 75 | 55 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 0.5% | 72 | 46 |
| rua Flávio Resende | Active | €310,000 | €3,100 | 9.5% | 80 | 50 |
| praceta Cabo da Boa Esperança | Active | €389,900 | €3,749 | 32.4% | 78 | 49 |
| avenida Bento de Jesus Caraça | Active | €195,000 | €2,786 | 1.6% | 72 | 46 |
| Median comp | €330,000 | €2,973 | 5.0% | 75 | 48 |
Long-term rental The property offers a gross yield of 3.7%, which aligns closely with market expectations but does not present a compelling investment opportunity. Given its fair valuation and limited public transport options, tenant quality may be variable, impacting long-term rental desirability. Value-add renovation While the current condition score of 81/100 indicates reasonable livability, there is potential for enhancing value through renovations that improve neighborhood appeal. However, investors should be aware that any significant increase in value is constrained given the property's fair market price. Family rental The property is suitable for families due to its size and number of bedrooms, yet the neighborhood rating of 55/100 may deter some prospective tenants seeking a more vibrant community. Its fair value suggests that while it meets certain family needs, it lacks features that could enhance overall rental attractiveness in the area.
Economic Vulnerability The economic stability score of 50/100 indicates a significant risk of downturns in local economic conditions that may negatively impact property value and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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