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 90 m² on the 5th floor, built in 1987, energy rating C. Located on praceta Professora Virgínia Rau, 8, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features a thoughtfully designed kitchen with ample storage and a spacious living room perfect for family gatherings, enhancing both functionality and comfort in daily living.
The valuation. The asking price of €280,000 sits €26,000 (8.5%) below the fair value of €306,000, indicating that the property is fairly valued. This suggests a stable investment potential without the risk of overpaying.
Fair value modelled at €306,000 from 5 comparable sales in the area. Asking €280,000 sits €26,000 (8.5%) below — the upside to fair value.
Asking €280,000 versus the praceta Professora Virgínia Rau, 8 area baseline of €251,737 (€2,797/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €251,737, adjusted for condition and micro-location, gives a modelled fair value of €306,000 (€3,400/m²), a €26,000 (8.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Professora Virgínia Rau, 8 | Subject | €280,000 | €3,111 | — | 72 | 46 |
| praceta Afonso de Paiva | Active | €340,000 | €3,400 | 9.3% | 70 | 42 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 11.0% | 75 | 57 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 27.8% | 75 | 48 |
| avenida Nuno Álvares, 8 | Active | €275,000 | €2,895 | 7.0% | 65 | 53 |
| Median comp | €310,000 | €3,426 | 10.1% | 73 | 51 |
Long-term rental Given that the property at €280,000 is considered fair value against its assessed worth of €306,000, it offers a stable cash flow with a gross yield of 3.7%. However, the location's proximity to rural areas over urban centers may limit tenant demand and amenity accessibility. Buy-and-hold The 3-bed apartment in Setúbal presents a fair investment opportunity, given its valuation of €280,000 against a fair value of €306,000, offering a reliable yield of 3.7%. Despite the decent property condition and yield, the lower neighbourhood score of 46/100 suggests potential challenges in tenant retention and property appreciation over the long term.
Economic and Tenant Instability Risk The property is located in an area with both economic and tenant stability scores at 50/100, indicating significant concerns over potential income volatility and higher tenant turnover, which may impact profitability.
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