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 105 m² on the 9th floor, energy rating C. Located on avenida Luísa Todi, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a spacious pantry for additional storage and a desirable balcony that provides a stunning panoramic view of Setúbal and its landmarks.
The valuation. The asking price of €375,000 is only slightly above the fair value of €371,044, making it fair at €3,956 (1.1%). This positions the property competitively for informed buyers. Buy-to-flip angle. With strategic renovations aimed at improving aesthetics and functionality, the buy-to-flip strategy could attract buyers to quickly resell for a higher price than €375,000. Buy-to-let angle. The estimated rental income of €1,094 per month translates to a gross yield of 3.5%, making it a viable option for long-term rental income through a buy-and-hold strategy.
Fair value modelled at €371,044 from 6 comparable sales in the area. Asking €375,000 sits €3,956 (1.1%) above — overpriced versus fair value.
Asking €375,000 versus the avenida Luísa Todi area baseline of €319,631 (€3,044/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is below the parish average, reducing 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 €319,631, adjusted for condition and micro-location, gives a modelled fair value of €371,044 (€3,534/m²), a €3,956 (1.1%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luísa Todi | Subject | €375,000 | €3,571 | — | 65 | 51 |
| rua Santiago | Active | €260,000 | €4,127 | 15.6% | 67 | 50 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 4.6% | 70 | 52 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 6.7% | 72 | 49 |
| Setúbal (São Sebastião) · 89e5b9 | Active | €479,000 | €4,355 | 21.9% | 74 | 52 |
| Median comp | €322,500 | €3,931 | 10.1% | 71 | 51 |
Long-term rental This property offers a gross yield of 3.5%, which is aligned with the market expectations but does not suggest a significant upside. Given the fair value assessment, long-term rental can be pursued, but it may not provide exceptional returns due to the modest shortfall from the listing price. Buy-and-hold The property holds a fair value at €371,044, only slightly lower than the listing price of €375,000, indicating that appreciation potential may be limited in the current market. Holding onto this asset may yield steady income, but investors should be cautious about future growth given the local market conditions and neighborhood ratings. Not ideal for luxury market With a combined condition score of 66/100 and a neighborhood score of 51/100, this property lacks the allure necessary to attract high-end buyers. Therefore, entering the luxury market with this apartment is not recommended, as it does not meet the upscale standards sought by that segment. Not ideal for short-term vacation rental This apartment's location in a rural-industrial zone and lower neighborhood ratings suggest it may not offer the demand necessary for successful short-term vacation rentals. Without appealing amenities and attractions nearby, potential vacation rental performance is expected to be unsatisfactory.
Economic Vulnerability With an economic stability score of 45/100, there is a significant risk of market fluctuations negatively impacting property value and rental income. Tenant Instability The tenant stability score of 55/100 suggests a potential for higher turnover rates, which can lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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