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, 3-bathroom apartment of 89 m² on the 2nd floor, built in 1979, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features a private balcony overlooking the vibrant streets of Setúbal and includes ample storage solutions that enhance overall functionality and organization within the living space.
The valuation. The asking price of €377,000 is significantly above the fair value of €254,286, representing an overvaluation of €122,714 (48.3%). This creates a challenging investment scenario given the disconnect from the property's intrinsic value.
Fair value modelled at €254,286 from 5 comparable sales in the area. Asking €377,000 sits €122,714 (48.3%) above — overpriced versus fair value.
Asking €377,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €170,636 (€1,917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €170,636, adjusted for condition and micro-location, gives a modelled fair value of €254,286 (€2,857/m²), a €122,714 (48.3%) gap versus the €377,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 15e2b0 | Subject | €377,000 | €4,236 | — | 82 | 51 |
| rua Nossa Senhora Carmo, 26 | Active | €220,000 | €2,857 | 32.6% | 70 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · f366cb | Active | €325,000 | €3,533 | 16.6% | 81 | 54 |
| rua Óscar Paxeco, 17 | Active | €395,000 | €2,743 | 35.2% | 74 | 53 |
| rua São Luís Gonzaga, 1 | Active | €295,000 | €2,682 | 36.7% | 73 | 47 |
| Median comp | €310,000 | €2,800 | 33.9% | 74 | 52 |
Long-term rental The property is overpriced by 48.3%, with a fair value of €254,286 compared to the listing price of €377,000, making it a less attractive option for investors seeking stable returns. With a gross yield of only 2.7% and a neighbourhood rating of 51/100, the potential for long-term tenant stability in this rural area may be limited. Family rental Despite its size and decent condition rating of 86/100, the apartment's asking price significantly exceeds its fair value, making it less desirable for family rental purposes. The low population density and modest amenities in the area suggest that attracting permanent families may be challenging, impacting rental income potential.
Economic Volatility Risk With an economic stability score of 40/100, there's a significant risk that fluctuations in the local economy could adversely affect rental income and property value.
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
