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 53 m², energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a unique outdoor space highly valued in historic areas, along with being fully furnished and ready for immediate occupancy or rental investment opportunities.
The valuation. The asking price of €224,000 sits €22,396 (11.1%) above the fair value of €201,604, suggesting the property is overpriced. It is essential for investors to approach this listing cautiously given its current valuation.
Fair value modelled at €201,604 from 6 comparable sales in the area. Asking €224,000 sits €22,396 (11.1%) above — overpriced versus fair value.
Asking €224,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €168,937 (€3,187/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €168,937, adjusted for condition and micro-location, gives a modelled fair value of €201,604 (€3,804/m²), a €22,396 (11.1%) gap versus the €224,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 5da2fe | Subject | €224,000 | €4,226 | — | 70 | 48 |
| rua Doutor Luís Teixeira de Macedo e Castro | Active | €265,000 | €3,841 | 9.1% | 73 | 57 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 11.2% | 73 | 53 |
| Setúbal (São Sebastião) · 938516 | Active | €275,000 | €3,767 | 10.9% | — | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 7.2% | — | 55 |
| Median comp | €282,500 | €3,804 | 10.0% | 73 | 56 |
Long-term rental The property is overpriced at €224,000 compared to its fair value of €201,604, resulting in a significant gap of 11.1%. With a gross yield of 4.8% and a neighbourhood rating of 48/100, the investment may struggle to attract quality tenants in the long term. Buy-and-hold Buying this apartment at the current listing price poses a risk as it is considered overpriced at €224,000, with a fair value of €201,604. The property’s lower condition score (72/100) and the neighbourhood's rating (48/100) cast doubt on its long-term appreciation potential. Family rental Given its listing price of €224,000, which exceeds the fair value of €201,604, the property is not well-positioned for family rentals despite its size. The property's location and neighbourhood quality may deter families, affecting its attractiveness as a rental option in the current market.
Low tenant retention risk: With a tenant stability score of only 50/100, there's a significant risk of high tenant turnover affecting rental income predictability and property cash flow.
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
