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, 1-bathroom apartment of 79 m² on the 3rd floor, energy rating E. Located on estrada Palmela, 116, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features modern, thermally efficient windows that enhance comfort and significantly reduce energy costs, along with a spacious living area that provides a panoramic mountain view.
The valuation. The asking price of €290,000 is significantly above the fair value of €249,481, resulting in an overpriced verdict of €40,519 (16.2%). This discrepancy indicates a potential lack of market appeal for the property. Buy-to-flip angle. A buy-to-flip strategy could involve renovating the apartment to enhance its appeal and resale value, targeting a market price that exceeds the purchase price plus renovation costs. Short-term gains would depend on effectively maximizing property aesthetics and functionality. Buy-to-let angle. The property could generate a gross rental income of approximately €870 per month, translating to a gross yield of 3.6%. This strategy would target long-term tenants, especially families seeking quality finishes and a more rural setting.
Fair value modelled at €249,481 from 6 comparable sales in the area. Asking €290,000 sits €40,519 (16.2%) above — overpriced versus fair value.
Asking €290,000 versus the estrada Palmela, 116 area baseline of €180,922 (€2,290/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €180,922, adjusted for condition and micro-location, gives a modelled fair value of €249,481 (€3,158/m²), a €40,519 (16.2%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Palmela, 116 | Subject | €290,000 | €3,671 | — | 80 | 48 |
| Palmela · 93852d | Active | €260,000 | €3,377 | 8.0% | 74 | 48 |
| rua Malmequeres | Active | €249,000 | €2,798 | 23.8% | 72 | 48 |
| rua Abel Salazar, 19 | Active | €238,000 | €3,306 | 10.0% | 85 | 41 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 18.0% | 70 | 49 |
| Median comp | €254,500 | €3,158 | 14.0% | 73 | 48 |
Long-term rental Given the property’s fair value of €249,481, the current listing price of €290,000 highlights a 16.2% gap, indicating it is overpriced for long-term rental potential. Furthermore, with a gross yield of only 3.6% and a neighbourhood rating of 48/100, the investment may not yield strong returns in a rural setting. Family rental At a listing price of €290,000, the property surpasses its fair value by 16.2%, making it overpriced for family rental use. The combination of a low neighbourhood score of 48/100 and average condition rating of 82/100 suggests limited appeal for families seeking long-term accommodation in this area.
Low Economic Growth Risk The property is located in an area with an economic stability score of 35/100, indicating potential challenges in attracting high-paying tenants and fostering consistent rent growth.
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