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, 1-bathroom house of 130 m², built in 1977, energy rating D. Located on avenida Soeiro Pereira Gomes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The large backyard includes a barbecue area, ideal for outdoor gatherings, and the property offers air conditioning in all rooms for enhanced comfort during warmer months.
The valuation. The asking price of €304,000 is slightly below the fair value of €316,875, positioning the property at a fair valuation with a difference of €12,875 (4.1%). This suggests a reasonable investment opportunity without immediate financial concerns.
Fair value modelled at €316,875 from 6 comparable sales in the area. Asking €304,000 sits €12,875 (4.1%) below — the upside to fair value.
Asking €304,000 versus the avenida Soeiro Pereira Gomes area baseline of €255,943 (€1,969/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 €255,943, adjusted for condition and micro-location, gives a modelled fair value of €316,875 (€2,438/m²), a €12,875 (4.1%) gap versus the €304,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Soeiro Pereira Gomes | Subject | €304,000 | €2,338 | — | 70 | 60 |
| rua União das Freguesias de Setúbal | Active | €242,500 | €2,636 | 12.7% | 54 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 38bad4 | Active | €310,000 | €2,081 | 11.0% | 54 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · d7a412 | Active | €575,000 | €2,396 | 2.5% | 70 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 6d530a | Active | €595,000 | €2,479 | 6.0% | 73 | 49 |
| Median comp | €442,500 | €2,438 | 4.2% | 62 | 51 |
Long-term rental The property offers a stable gross yield of 2.8%, which aligns with the moderate demand influenced by its rural-urban mix. However, with a fair value gap of just 4.1%, this investment may not provide the aggressive long-term growth expectations that investors typically seek. Buy-and-hold With a fair value of €316,875, the property's current listing price reflects fair pricing in a market with moderate tenant quality. The yield of 2.8% suggests that while there may be gradual appreciation potential, significant price increases are unlikely given the current valuation. Family rental The property’s fair value and yield indicate it may appeal to families seeking stable housing in Setúbal, though the neighborhood's average condition rating of 60/100 may deter some renters. The 2.8% yield suggests that while it offers sufficient income, the potential for competitive rental pricing in the area may be capped by the moderate quality of the neighborhood.
Economic Sensitivity Risk: With an economic stability score of 65/100, this property is at risk during economic downturns which may lead to increased vacancy rates and reduced 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
