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 79 m², energy rating D. Located on praça do Brasil, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features two individual balconies off the bedrooms, enhancing outdoor space and natural light, along with a large pantry in the kitchen for additional storage.
The valuation. The asking price of €280,000 exceeds the fair value of €204,815 by €75,185, which represents a 36.7% premium. This property is overpriced relative to its assessed value. Buy-to-flip angle. A buy-to-flip strategy would involve renovating the apartment to enhance its appeal, potentially increasing its resale value beyond the current asking price. Given the condition of the apartment, targeted upgrades would be essential for success. Buy-to-let angle. The rental income strategy suggests long-term leasing, with an estimated monthly rental yield of €980, equating to a gross yield of 4.2%. This aligns with a buy-and-hold investment approach in a suburban area with moderate amenities.
Fair value modelled at €204,815 from 5 comparable sales in the area. Asking €280,000 sits €75,185 (36.7%) above — overpriced versus fair value.
Asking €280,000 versus the praça do Brasil area baseline of €175,746 (€2,225/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €175,746, adjusted for condition and micro-location, gives a modelled fair value of €204,815 (€2,593/m²), a €75,185 (36.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Brasil | Subject | €280,000 | €3,544 | — | 65 | 49 |
| Setúbal (São Sebastião) · 91127a | Active | €237,500 | €2,582 | 27.2% | 60 | 48 |
| rua Henrique Augusto Pereira | Active | €280,000 | €2,593 | 26.9% | 61 | 51 |
| Setúbal (São Sebastião) · be9436 | Active | €340,000 | €3,434 | 3.1% | 70 | 48 |
| rua Fernao Lopes14, 3 | Active | €296,000 | €2,902 | 18.1% | 62 | 48 |
| Median comp | €288,000 | €2,748 | 22.5% | 62 | 48 |
Long-term rental This property, listed at €280,000, is overpriced with a fair value of just €204,815, resulting in a significant gap of 36.7%. Additionally, the gross yield of 4.2% is below market standards, making it a less favorable option for sustainable rental income. Buy-and-hold While a buy-and-hold strategy could typically offer long-term benefits, this apartment’s valuation gap indicates it is overpriced, suggesting the potential for future capital depreciation rather than appreciation. The modest condition score of 61/100 further complicates the investment outlook, signaling that this asset may not yield the returns typically expected in a strong buy-and-hold scenario.
Economic Vulnerability The property’s economic stability score of 45/100 indicates a significant risk of economic downturns affecting rental income.
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