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.
2-bedroom, 1-bathroom apartment of 55 m², energy rating E. Located on rua dos Almocreves, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property offers an exceptional quality of life with a vibrant local culture, featuring a riverside promenade and historic amenities just steps away.
The valuation. The asking price of €230,000 is significantly above fair value at €183,736, translating to an overestimation of €46,264 (25.2%). This property is priced too high for the current market conditions.
Fair value modelled at €183,736 from 6 comparable sales in the area. Asking €230,000 sits €46,264 (25.2%) above — overpriced versus fair value.
Asking €230,000 versus the rua dos Almocreves area baseline of €145,197 (€2,640/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €145,197, adjusted for condition and micro-location, gives a modelled fair value of €183,736 (€3,341/m²), a €46,264 (25.2%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Almocreves | Subject | €230,000 | €4,182 | — | 74 | 58 |
| rua Malmequeres | Active | €249,000 | €2,798 | 33.1% | 72 | 48 |
| rua Central da Azeda, 90 | Active | €230,000 | €4,107 | 1.8% | 72 | 48 |
| estrada Palmela, 116 | Active | €290,000 | €3,671 | 12.2% | 80 | 48 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 28.0% | 70 | 49 |
| Median comp | €269,000 | €3,341 | 20.1% | 72 | 48 |
Long-term rental This apartment in Setúbal, listed at €230,000, is showing a 25.2% gap from its fair value of €183,736, indicating a significant risk for long-term rental investors. The gross yield of 4.6% is relatively modest given the property's overpriced condition and the neighbourhood score of 58/100. Value-add renovation With a current condition rating of 76/100, this property may seem to have potential for value-add renovation; however, the €230,000 asking price already reflects an apparent overvaluation against the fair value. Investors should consider that the 25.2% gap to fair value could limit the returns expected from any renovations in a neighbourhood affected by nearby industrial activity. Family rental While targeting family rentals can diversify tenant options, the property's 4.6% yield reflects underlying pricing issues, making it an overpriced investment at €230,000 compared to its fair value of €183,736. Additionally, the neighbourhood's amenities and overall tenant quality may influence family decisions, further complicating rental potential in an oversaturated market.
Economic volatility risk The economic stability score of 55 indicates that potential downturns could affect tenant retention, potentially leading to vacancies and reduced rental income.
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