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.
5-bedroom, 3-bathroom house of 268 m², energy rating F. Located on rua Afonso do Paço, 23, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The attic offers spectacular views of the city of Setúbal and the Sado River, creating a unique and attractive element for the property. Additional Details: Outdoor spaces have gardening potential but are currently neglected.
The valuation. The asking price of €375,000 is significantly below the fair value of €572,002, presenting an opportunity as it is subpriced by €197,002 (34.4%).
Fair value modelled at €572,002 from 6 comparable sales in the area. Asking €375,000 sits €197,002 (34.4%) below — the upside to fair value.
Asking €375,000 versus the rua Afonso do Paço, 23 area baseline of €508,202 (€1,896/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €508,202, adjusted for condition and micro-location, gives a modelled fair value of €572,002 (€2,134/m²), a €197,002 (34.4%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Afonso do Paço, 23 | Subject | €375,000 | €1,399 | — | 50 | 54 |
| avenida Luísa Todi | Active | €315,000 | €1,500 | 7.2% | 45 | 49 |
| avenida dos Ciprestes | Active | €499,000 | €2,376 | 69.8% | 50 | 45 |
| rua Batalha do Viso | Active | €349,000 | €1,983 | 41.7% | 45 | 51 |
| rua Dom Gonçalo Pinheiro, 36 | Active | €388,000 | €1,000 | 28.5% | — | 52 |
| Median comp | €368,500 | €1,742 | 24.5% | 45 | 50 |
Long-term rental This property in Setúbal offers a solid 6% gross yield, making it an attractive option for long-term rental investments. With a fair value of €572,002 and a gap of 34.4%, the potential for appreciation in value further supports this strategy. Buy-and-hold Investing in this semi-rural location with a fair value significantly exceeding the listing price suggests considerable potential for long-term capital appreciation. The property’s condition rating of 54/100 indicates opportunities for value-add improvements, enhancing future returns.
Economic Vulnerability The low economic stability score of 50/100 suggests a potential vulnerability to market fluctuations, which could impact rental income and property value negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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