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 69 m² on the 2nd floor, built in 1974, energy rating C. Located on praceta das Amoreiras, 6, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a renovated kitchen with a pantry and a sunroom, enhancing both storage and natural light in the living space.
The valuation. The asking price of €300,000 exceeds the fair value of €256,923 by €43,077 (16.8%). The property is therefore considered overpriced.
Fair value modelled at €256,923 from 6 comparable sales in the area. Asking €300,000 sits €43,077 (16.8%) above — overpriced versus fair value.
Asking €300,000 versus the praceta das Amoreiras, 6 area baseline of €224,285 (€3,251/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €224,285, adjusted for condition and micro-location, gives a modelled fair value of €256,923 (€3,724/m²), a €43,077 (16.8%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta das Amoreiras, 6 | Subject | €300,000 | €4,348 | — | 68 | 40 |
| rua Santiago | Active | €260,000 | €4,127 | 5.1% | 67 | 50 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 14.1% | 70 | 52 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 23.3% | 72 | 49 |
| avenida Luisa Todi. Não | Active | €375,000 | €3,713 | 14.6% | — | 54 |
| Median comp | €322,500 | €3,724 | 14.4% | 70 | 51 |
Long-term rental The 2-bed apartment in Setúbal is overpriced at €300,000, 16.8% above the fair value of €256,923, which may deter prospective long-term tenants due to the high rental yield of only 3.3%. Additionally, the rural location and limited amenities contribute to a low neighborhood rating of 40/100, further complicating tenant attraction and retention. Buy-and-hold Investing in this property at its current price is not favorable, as it is assessed to be worth €256,923, indicating a 16.8% premium that does not justify the overall market conditions. The combination of a meager yield of 3.3% and a neighborhood score of 40/100 suggests that holding onto this asset may lead to poor long-term appreciation and low demand.
Economic Instability The property is at risk due to a low economic stability score of 35/100, suggesting significant economic challenges that could affect rental income stability.
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