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.
1-bedroom, 1-bathroom apartment of 51 m², built in 1978, energy rating B. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment boasts a spacious terrace perfect for outdoor relaxation and entertaining, while its proximity to the train station enhances daily commuting convenience.
The valuation. The asking price of €250,000 is significantly higher than the fair value of €199,972, indicating the property is overpriced by €50,028 (25.0%). This discrepancy suggests that potential buyers should approach with caution. Buy-to-flip angle. A quick resale strategy may not yield the desired profits due to the current listing price being above market value. Investors may need to hold for price appreciation before considering a flip. Buy-to-let angle. The estimated gross yield of 3.5% translates to approximately €729 per month, making it a candidate for a long-term rental strategy. However, rental income may yield better returns after addressing the purchase price issue.
Fair value modelled at €199,972 from 6 comparable sales in the area. Asking €250,000 sits €50,028 (25.0%) above — overpriced versus fair value.
Asking €250,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €158,888 (€3,115/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 €158,888, adjusted for condition and micro-location, gives a modelled fair value of €199,972 (€3,921/m²), a €50,028 (25.0%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 190878 | Subject | €250,000 | €4,902 | — | 75 | 55 |
| Setúbal (São Sebastião) · 3df30a | Active | €200,000 | €2,985 | 39.1% | 68 | 44 |
| rua Diogo Fernandes Pereira, 27 | Active | €369,000 | €3,075 | 37.3% | 80 | 56 |
| Setúbal (São Sebastião) · 467f7f | Active | €470,000 | €3,790 | 22.7% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 225c5b | Active | €249,900 | €4,463 | 9.0% | 76 | 44 |
| Median comp | €309,450 | €3,433 | 30.0% | 76 | 46 |
Long-term rental Given the property's asking price of €250,000, which is 25% above the fair value of €199,972, the long-term rental strategy becomes less appealing, particularly with a gross yield of only 3.5%. Additionally, the neighbourhood's amenities and tenant quality ratings suggest limited attractiveness to prospective long-term renters. Buy-and-hold Investing in this property under the current market valuation of €250,000 presents a challenge, as it is overpriced at a 25% premium compared to the fair value of €199,972. The moderate condition rating of 80/100 further indicates that long-term appreciation potential may not keep pace with the costs associated with the initial investment. Value-add renovation While a value-add renovation strategy generally aims to enhance property value, this particular 1-bed apartment at €250,000 would not justify the additional investment, given that it is 25% above the fair value of €199,972. The expected returns from any renovation must be carefully evaluated since the current high asking price diminishes the renovation incentive.
Economic Shock Risk The low economic stability score of 50/100 indicates a higher vulnerability to economic downturns, potentially impacting tenant retention and rent collection.
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