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 105 m², built in 1986, energy rating E. Located on praceta Fernando Pessoa, 11, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment's two balconies offer a combined 10 m2 of outdoor space, enhancing the living experience with fresh air and sunlight in a prestigious neighborhood.
The valuation. The asking price of €299,000 sits just below the fair value of €315,629, representing a gap of €16,629 (5.3%). This verdict shows the property is fairly priced in the current market.
Fair value modelled at €315,629 from 6 comparable sales in the area. Asking €299,000 sits €16,629 (5.3%) below — the upside to fair value.
Asking €299,000 versus the praceta Fernando Pessoa, 11 area baseline of €270,773 (€2,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €270,773, adjusted for condition and micro-location, gives a modelled fair value of €315,629 (€3,006/m²), a €16,629 (5.3%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando Pessoa, 11 | Subject | €299,000 | €2,848 | — | 60 | 39 |
| praceta Fernando Pessoa | Active | €299,000 | €2,990 | 5.0% | 65 | 50 |
| rua Nossa Senhora Carmo, 20 | Active | €275,000 | €3,022 | 6.1% | 68 | 46 |
| praça Dom Paio Peres Correia | Active | €365,000 | €2,744 | 3.6% | — | 42 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 25.6% | 65 | 45 |
| Median comp | €314,000 | €3,006 | 5.6% | 65 | 46 |
Long-term rental The 3-bed apartment in Setúbal has a fair market value of €315,629, indicating that the current listing price of €299,000 is aligned with the fair valuation, resulting in a moderate 4.4% gross yield. While the property is average in condition and located in a rural area with limited amenities, it still offers an acceptable return for long-term rental investment. Family rental Given its size and three bedrooms, this apartment could serve well for family renters seeking more space at a fair market price of €299,000, closely matching the fair value of €315,629. However, the rural setting and lower neighborhood rating may influence tenant quality and rental demand, making this investment moderate rather than optimal.
High vacancy risk With an economic stability score of 30/100 and a tenant stability score of 40/100, there is a significant likelihood of higher vacancy rates and turnover, negatively impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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