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 76 m² on the 3rd floor, built in 1978, energy rating F. Located on rua São Joaquim, 33, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a private balcony with serene views of the Serra da Arrábida, enhancing its aesthetic appeal and outdoor living potential.
The valuation. The asking price of €277,000 is significantly above the fair value of €240,007, indicating an overpriced situation by €36,993 (15.4%). This disparity suggests caution for potential buyers.
Fair value modelled at €240,007 from 6 comparable sales in the area. Asking €277,000 sits €36,993 (15.4%) above — overpriced versus fair value.
Asking €277,000 versus the rua São Joaquim, 33 area baseline of €180,323 (€2,373/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €180,323, adjusted for condition and micro-location, gives a modelled fair value of €240,007 (€3,158/m²), a €36,993 (15.4%) gap versus the €277,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Joaquim, 33 | Subject | €277,000 | €3,645 | — | 75 | 39 |
| rua Abel Salazar, 19 | Active | €238,000 | €3,306 | 9.3% | 85 | 41 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 17.4% | 70 | 49 |
| Palmela · 93852d | Active | €260,000 | €3,377 | 7.4% | 74 | 48 |
| rua Abel Salazar, 1B | Active | €320,000 | €2,689 | 26.2% | 74 | 47 |
| Median comp | €274,500 | €3,158 | 13.4% | 74 | 48 |
Long-term rental The 2-bed apartment in Setúbal, currently listed at €277,000, exceeds its fair value of €240,007 by 15.4%, indicating that it is overpriced. With a gross yield of 3.8% and a neighborhood score of only 39/100, the potential for sustainable rental income appears limited, which may not justify the investment at this price point. Short-term rental Given its listing price of €277,000, which is 15.4% over the fair value of €240,007, the 2-bed apartment in Setúbal does not present a financially sound opportunity for short-term rental operation. The low neighborhood score of 39/100 suggests that the location may not attract sufficient demand from tourists or visitors, further diminishing potential profitability. Student housing The apartment's listing at €277,000, which represents a 15.4% premium over its fair value of €240,007, positions it as an overpriced option for student housing. Combined with a neighborhood rating of only 39/100, this diminishes the appeal to the student rental market, where affordability and location are critical factors. Luxury market With a price tag of €277,000, exceeding the fair value of €240,007 by 15.4%, this property is overpriced and lacks alignment with the luxury market expectations. The neighborhood's low score of 39/100 indicates a lack of high-end amenities and desirability, making this property a poor fit for luxury investment strategies.
Tenant turnover risk The economic stability score of 30/100 combined with a tenant stability score of 30/100 indicates a high likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
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