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 90 m² on the 2nd floor, built in 1988, energy rating D. Located on rua Luís Gonzaga do Nascimento, 6, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The second-floor apartment features a balcony that overlooks a serene courtyard, enhancing the peaceful living experience in a bustling urban area.
The valuation. The asking price of €265,000 sits approximately 8.9% below fair value of €291,039, indicating the property is priced fairly for its current market conditions. This alignment suggests a stable investment opportunity without significant risk regarding overpricing.
Fair value modelled at €291,039 from 6 comparable sales in the area. Asking €265,000 sits €26,039 (8.9%) below — the upside to fair value.
Asking €265,000 versus the rua Luís Gonzaga do Nascimento, 6 area baseline of €270,341 (€3,004/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €270,341, adjusted for condition and micro-location, gives a modelled fair value of €291,039 (€3,234/m²), a €26,039 (8.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Gonzaga do Nascimento, 6 | Subject | €265,000 | €2,944 | — | 58 | 56 |
| Setúbal (São Sebastião) · ade59d | Active | €170,000 | €2,394 | 18.7% | 57 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 95709f | Active | €240,000 | €3,810 | 29.4% | 60 | 43 |
| rua de Damão | Active | €278,000 | €3,610 | 22.6% | 60 | 46 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 26.1% | — | 55 |
| Median comp | €242,500 | €3,661 | 24.3% | 60 | 50 |
Long-term rental This 2-bed apartment in Setúbal has a fair value of €291,039, meaning the current listing price of €265,000 implies a modest gap of 8.9%. With a gross rental yield of 4.3%, the investment may appeal to long-term renters looking for stable housing in a rural location. Family rental The property offers decent space and amenities suitable for families, although its condition rating of 55/100 indicates that some renovations may be needed to attract quality tenants. Given the area's low population density, the rental market may be stable, but demographic trends should be monitored for long-term viability.
[Economic Instability Risk] The low economic stability score of 40/100 suggests a significant risk of downturns in the local economy, which may affect rental income and property value over time.
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