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, 2-bathroom duplex of 127 m², built in 1990, energy rating C. Located on praceta Professora Virgínia Rau, 7, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This duplex includes a sunroom for additional natural light and has undergone significant waterproofing improvements to prevent any rainy season infiltration issues, adding to its modern comfort.
The valuation. The asking price of €275,000 sits below the fair value of €321,545 by €46,545, or 14.5%. This indicates a solid opportunity for investment, as the property is submarket-adjusted and has potential for appreciation.
Fair value modelled at €321,545 from 6 comparable sales in the area. Asking €275,000 sits €46,545 (14.5%) below — the upside to fair value.
Asking €275,000 versus the praceta Professora Virgínia Rau, 7 area baseline of €260,388 (€2,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €260,388, adjusted for condition and micro-location, gives a modelled fair value of €321,545 (€2,532/m²), a €46,545 (14.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Professora Virgínia Rau, 7 | Subject | €275,000 | €2,165 | — | 70 | 51 |
| avenida Doutor António Rodrigues Manito, 94 | Active | €340,000 | €2,556 | 18.1% | 73 | 58 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 16.3% | 75 | 48 |
| rua Bombeiros de Setúbal | Active | €380,000 | €2,568 | 18.6% | 75 | 45 |
| rua Professor Egas Moniz, 34 | Active | €260,000 | €2,364 | 9.2% | — | 46 |
| Median comp | €342,500 | €2,537 | 17.2% | 75 | 47 |
Long-term rental The property’s proximity to Setúbal enhances both housing and employment opportunities, making it a viable option for long-term rental with potential for steady cash flow. With a gross yield of 2.6%, the investment provides a reasonable return in a neighborhood that supports rental demand. Buy-and-hold Acquiring this 4-bed duplex at a price point of €275,000, notably lower than its fair value of €321,545, positions the investment for future appreciation. The 14.5% gap versus fair value indicates strong potential for capital growth, warranting a buy-and-hold strategy in this evolving market. Value-add renovation The property’s condition rating of 69/100 presents an opportunity for value-add renovations that could enhance its overall appeal and rental potential. By improving the property, investors can capitalize on the existing underpricing while addressing the neighborhood’s amenity and tenant quality scores, ultimately increasing its market value.
Economic and Tenant Instability The combined scores of 50/100 for economic stability and 45/100 for tenant stability indicate a significant risk of fluctuating revenues and potentially higher vacancy rates.
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