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 138 m². Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features an expansive 80 m² terrace, ideal for outdoor gatherings or potential investment opportunities, situated in a vibrant neighborhood rich in amenities.
The valuation. The asking price of €349,000 is significantly above the fair value of €297,858, representing an overpricing of €51,142 (17.2%). This discrepancy indicates a challenging entry point for potential investors.
Fair value modelled at €297,858 from 6 comparable sales in the area. Asking €349,000 sits €51,142 (17.2%) above — overpriced versus fair value.
Asking €349,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €227,073 (€1,645/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €227,073, adjusted for condition and micro-location, gives a modelled fair value of €297,858 (€2,158/m²), a €51,142 (17.2%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 15e0ea | Subject | €349,000 | €2,529 | — | 70 | 52 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 20.5% | 70 | 46 |
| Setúbal (São Sebastião) · 96c49c | Active | €179,000 | €2,521 | 0.3% | 73 | 49 |
| praceta Doutor José Romão dos Santos Ferro, 21 | Active | €143,000 | €1,388 | 45.1% | — | 48 |
| rua das Giestas, 1 | Active | €220,000 | €2,200 | 13.0% | 72 | 55 |
| Median comp | €189,000 | €2,105 | 16.8% | 72 | 49 |
Long-term rental The 2-bed apartment in Setúbal is priced at €349,000, which is 17.2% above its fair value of €297,858, indicating it is overpriced. With a gross yield of 3.9% and a neighborhood rating of 52/100, the investment potential in the long-term rental market is limited, particularly given the area’s proximity to industrial activities and lack of high-end amenities. Family rental While the apartment has potential for family rental, its current listing price of €349,000 exceeds the fair value by 17.2%, making it overpriced. The overall condition rating of 68/100 combined with the neighborhood's low amenity score suggests that competing in the family rental market could be challenging.
Economic Vulnerability With an economic stability score of 55, the property faces risks related to potential economic downturns, which could impact tenant demand and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
