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 100 m², built in 1982, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a large balcony with views of the surrounding neighborhood, ideal for outdoor relaxation and entertaining, enhancing its appeal to potential tenants and buyers.
The valuation. The asking price of €299,000 sits €11,912 above the fair value of €287,088, indicating the property is priced fairly given the current market context. This aligns with the overall assessment of the investment potential.
Fair value modelled at €287,088 from 6 comparable sales in the area. Asking €299,000 sits €11,912 (4.1%) above — overpriced versus fair value.
Asking €299,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €235,650 (€2,356/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €235,650, adjusted for condition and micro-location, gives a modelled fair value of €287,088 (€2,871/m²), a €11,912 (4.1%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · f46d58 | Subject | €299,000 | €2,990 | — | 70 | 46 |
| rua Nossa Senhora Carmo, 26 | Active | €220,000 | €2,857 | 4.4% | 70 | 50 |
| rua Tenente Jean Raymond | Active | €270,000 | €2,621 | 12.3% | 70 | 52 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 10.8% | 65 | 51 |
| praceta Meia Laranja, 8 | Active | €269,000 | €3,363 | 12.5% | 65 | 49 |
| Median comp | €267,000 | €3,085 | 3.2% | 68 | 51 |
Long-term rental The property yields a gross return of 4%, which is acceptable for a residence in Setúbal's peripheral area. However, considering its fair value aligns closely with the listing price, the potential for significant appreciation in this market is limited due to its lower neighborhood score of 46/100. Value-add renovation While the apartment's condition is rated at 68/100, indicating some scope for improvement, the 4.1% gap to fair value does not strongly support aggressive renovation investment. Thus, any enhancements might offer minimal upside against the current market metrics and the limitations of this rural location.
Economic and Tenant Instability The low scores of 45/100 in both economic and tenant stability indicate a high risk of vacancy or defaults, potentially affecting revenue stability.
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