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.
4-bedroom, 2-bathroom apartment of 115 m² on the 4th floor, energy rating C. Located on rua Tenente Aviador Carlos Alves, 14, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes three balconies with unobstructed views, allowing for ample natural light and a serene outdoor space in a quiet residential area.
The valuation. The asking price of €285,000 is slightly above the fair value of €271,818, indicating an overvaluation of €13,182 (4.8%). This property is reasonably priced relative to its assessed market value.
Fair value modelled at €271,818 from 5 comparable sales in the area. Asking €285,000 sits €13,182 (4.8%) above — overpriced versus fair value.
Asking €285,000 versus the rua Tenente Aviador Carlos Alves, 14 area baseline of €221,986 (€1,930/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €221,986, adjusted for condition and micro-location, gives a modelled fair value of €271,818 (€2,364/m²), a €13,182 (4.8%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tenente Aviador Carlos Alves, 14 | Subject | €285,000 | €2,478 | — | 64 | 43 |
| rua Professor Egas Moniz, 34 | Active | €260,000 | €2,364 | 4.6% | — | 46 |
| praceta Professora Virgínia Rau, 7 | Active | €275,000 | €2,165 | 12.6% | 70 | 51 |
| avenida Doutor António Rodrigues Manito, 94 | Active | €340,000 | €2,556 | 3.2% | 73 | 58 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 1.6% | 75 | 48 |
| Median comp | €307,500 | €2,441 | 1.5% | 73 | 50 |
Long-term rental Renters may be attracted to this 4-bed apartment due to its competitive yield of 5.2%, despite the property being listed at a slight premium to its fair value with only a 4.8% gap. The limited access to urban amenities and a neighborhood score of 43/100 may impact tenant quality, suggesting a need for careful tenant selection. Buy-and-hold While the property is fairly priced at €285,000, its yield of 5.2% reflects potential for steady cash flow over the long term. However, the rural characteristics and lower neighborhood score indicate that appreciation might be limited, aligning with a conservative investment approach.
Low Economic Resilience The economic stability score of 35/100 indicates significant vulnerability to market fluctuations, which may impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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