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 66 m² on the 1st floor, built in 2002, energy rating E. Located on rua Doutor António Rodrigues Costa, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes two spacious balconies providing excellent natural light and outdoor leisure opportunities in a prime central location of Setúbal.
The valuation. The asking price of €289,000 is significantly above the fair value of €226,604, representing an overpricing of €62,396 (27.5%). This indicates that the property is not aligned with market expectations.
Fair value modelled at €226,604 from 6 comparable sales in the area. Asking €289,000 sits €62,396 (27.5%) above — overpriced versus fair value.
Asking €289,000 versus the rua Doutor António Rodrigues Costa area baseline of €198,060 (€3,001/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €198,060, adjusted for condition and micro-location, gives a modelled fair value of €226,604 (€3,433/m²), a €62,396 (27.5%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor António Rodrigues Costa | Subject | €289,000 | €4,379 | — | 70 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 89e69a | Active | €385,000 | €3,377 | 22.9% | 70 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6a9533 | Active | €180,000 | €2,769 | 36.8% | 70 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a455f | Active | €180,000 | €2,769 | 36.8% | 65 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 73547c | Active | €265,000 | €4,818 | 10.0% | — | 46 |
| Median comp | €222,500 | €3,073 | 29.8% | 70 | 48 |
Long-term rental Given the current gross yield of 2.7% and a gap of 27.5% above fair value, the financial metrics indicate that this property may not be an attractive option for long-term rental investment. Additionally, the peripheral location and moderate neighborhood rating suggest challenges in tenant demand and property appreciation over time. Family rental While the property has potential for family rentals due to its size, the combination of a 2.7% gross yield and being overpriced at €289,000 means that returns may be limited and capital tied up in an asset that may not meet family needs adequately. Furthermore, the neighborhood's average condition and ratings indicate that the property may struggle to attract families seeking quality living spaces.
Economic volatility risk The economic stability score of 50/100 indicates a potential for significant fluctuations in local economic conditions, which could impact tenant demand and rental income.
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