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 108 m² on the 6th floor, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a spacious balcony that enhances outdoor living with unobstructed views of the Sado River and Serra da Arrábida, perfect for enjoying serene sunsets.
The valuation. The asking price of €365,000 sits slightly below the fair value of €368,743, indicating the property is appropriately valued within the current market conditions. This results in a minimal discrepancy of €3,743 (1.0%).
Fair value modelled at €368,743 from 6 comparable sales in the area. Asking €365,000 sits €3,743 (1.0%) below — the upside to fair value.
Asking €365,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €284,306 (€2,632/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €284,306, adjusted for condition and micro-location, gives a modelled fair value of €368,743 (€3,414/m²), a €3,743 (1.0%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 86ccbb | Subject | €365,000 | €3,380 | — | 75 | 58 |
| Setúbal (São Sebastião) · 6a9580 | Active | €345,000 | €2,575 | 23.8% | 72 | 49 |
| rua Luís Gonzaga do Nascimento, 16 | Active | €360,000 | €3,429 | 1.4% | 75 | 50 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 17.6% | 75 | 48 |
| praceta Afonso de Paiva | Active | €340,000 | €3,400 | 0.6% | 70 | 42 |
| Median comp | €342,500 | €3,415 | 1.0% | 74 | 49 |
Long-term rental The property provides a gross yield of 3.6%, which aligns with the fair value, indicating a steady income potential for long-term leasing. However, the neighbourhood rating of 58/100 suggests limited tenant quality and amenities, which may affect rental demand. Buy-and-hold With a fair value close to its listing price, the property represents a stable investment for buy-and-hold strategies, offering slight capital appreciation potential over time. Yet, the suburban/rural mix of the neighbourhood could restrain property value growth and limit appreciation compared to more urban locations.
Economic Vulnerability The property faces economic instability with a low economic stability score of 50/100, increasing the risk of tenant turnover or vacancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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