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 80 m² on the 3rd floor. Located on rua Nossa Senhora do Carmo, 26, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a recently renovated kitchen with high-end appliances and a private balcony that provides outdoor living space with picturesque views of the surrounding neighborhood.
The valuation. The asking price of €250,000 sits €5,193 (2.1%) above the fair value of €244,807, indicating the property is priced at a fair value. Buy-to-flip angle. The resale strategy could leverage minor upgrades to attract buyers, with a focus on presenting the updated cabinetry and appliances effectively. Buy-to-let angle. A rental income strategy would target a gross yield of 4.1%, estimating monthly rental income around €854 to capitalize on demand in this mixed rural neighborhood.
Fair value modelled at €244,807 from 6 comparable sales in the area. Asking €250,000 sits €5,193 (2.1%) above — overpriced versus fair value.
Asking €250,000 versus the rua Nossa Senhora do Carmo, 26 area baseline of €202,629 (€2,533/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €202,629, adjusted for condition and micro-location, gives a modelled fair value of €244,807 (€3,060/m²), a €5,193 (2.1%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora do Carmo, 26 | Subject | €250,000 | €3,125 | — | 70 | 53 |
| rua Salvador Pereira Amália | Active | €215,000 | €2,756 | 11.8% | 64 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 2.4% | 68 | 45 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 12.7% | — | 59 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 0.3% | 72 | 53 |
| Median comp | €246,950 | €3,083 | 1.4% | 68 | 52 |
Long-term rental The property presents a gross yield of 4.1%, which aligns with the expectations for long-term rental investments in rural areas. However, given its condition rating of 68/100 and limited local amenities, tenant quality may not be ideal for generating consistent rental income. Buy-and-hold With a fair value of €244,807, this 2-bed apartment in Setúbal is fairly priced, indicating potential for appreciation over time. Yet, the rural location and average neighbourhood rating of 53/100 may hinder significant long-term value growth, making this a moderate investment choice. Not ideal for Short-term vacation rental opportunities are limited due to the largely agricultural area with minimal amenities, which could lead to lower occupancy rates. The luxury market is also not suitable, as the property does not embody the upscale features typically sought after in this segment.
Economic Instability Risk With an economic stability score of 40/100, there is a significant risk of income fluctuations that could affect the property’s revenue.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
