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, 0-bathroom apartment of 79 m² on the 3rd floor, built in 1986, energy rating D. Located on praça do Brasil, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features three enclosed balconies that enhance its living space and allow for abundant natural light, perfect for relaxing or enjoying views of the vibrant surroundings.
The valuation. The asking price of €284,000 sits €51,022 (21.9%) above the fair value of €232,978, indicating the property is overpriced. This disparity suggests a lack of demand in the current market context.
Fair value modelled at €232,978 from 6 comparable sales in the area. Asking €284,000 sits €51,022 (21.9%) above — overpriced versus fair value.
Asking €284,000 versus the praça do Brasil area baseline of €203,420 (€2,575/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €203,420, adjusted for condition and micro-location, gives a modelled fair value of €232,978 (€2,949/m²), a €51,022 (21.9%) gap versus the €284,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Brasil | Subject | €284,000 | €3,595 | — | 60 | 53 |
| Setúbal (São Sebastião) · b7c263 | Active | €239,000 | €2,812 | 21.8% | — | 42 |
| avenida do Alentejo, 7 | Active | €269,990 | €3,375 | 6.1% | 55 | 45 |
| Setúbal (São Sebastião) · 6a92cf | Active | €225,000 | €2,586 | 28.1% | 68 | 39 |
| rua Mormugão | Active | €270,000 | €3,750 | 4.3% | 65 | 49 |
| Median comp | €254,495 | €3,094 | 13.9% | 65 | 44 |
Long-term rental The property is overpriced by 21.9% compared to its fair value of €232,978, which diminishes its attractiveness for long-term rental investments. With a yield of 4.2% gross and a neighborhood score of 53/100, the potential for steady long-term tenants may be limited in this rural Alentejo area with constrained economic diversity. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield the expected returns, given that it is priced significantly above its fair value. The gross yield of 4.2% and a condition rating of 63/100 suggest that long-term appreciation might not justify the current asking price in an area with limited amenities and tenant quality.
Economic Instability The property's economic stability score of 45/100 indicates a significant risk of financial downturns affecting rental income.
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