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, 2-bathroom apartment of 110 m², built in 1992, energy rating E. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes an expansive 80 m² terrace, a rare outdoor space in Setúbal for leisure and gatherings, enhancing its overall appeal and functionality.
The valuation. The asking price of €345,000 sits €42,412 (14.0%) above the fair value of €302,588, indicating that the property is overpriced. This discrepancy may deter potential buyers seeking a financial advantage.
Fair value modelled at €302,588 from 6 comparable sales in the area. Asking €345,000 sits €42,412 (14.0%) above — overpriced versus fair value.
Asking €345,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €344,849 (€3,135/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 20/100 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 €344,849, adjusted for condition and micro-location, gives a modelled fair value of €302,588 (€2,751/m²), a €42,412 (14.0%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 831839 | Subject | €345,000 | €3,136 | — | 15 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0dcff3 | Active | €345,000 | €3,350 | 6.8% | — | 47 |
| Setúbal (São Sebastião) · 6a952e | Active | €250,000 | €2,252 | 28.2% | 30 | 49 |
| avenida Luísa Todi | Active | €160,000 | €3,902 | 24.4% | 15 | 55 |
| avenida Dom Manuel I, 90 | Active | €245,000 | €2,207 | 29.6% | 36 | 43 |
| Median comp | €247,500 | €2,801 | 10.7% | 30 | 48 |
Buy-and-hold This 3-bed apartment in Setúbal, despite being rated 20/100 in condition and facing a 14% gap above its fair value, may not appreciate significantly over time due to its peripheral location and moderate neighborhood development. With a gross yield of 3.9%, the potential return does not justify the current price point, making this property an unwise long-term investment. Family rental Although the apartment meets basic requirements for family living, the 3.9% gross yield and a neighborhood score of 48/100 suggest that rental income may not cover the costs associated with maintaining a below-par property. The current price tag of €345,000, especially being 14% above its fair value, raises concerns over profitability in the family rental market. Short-term vacation rental The current valuation of €345,000 places this property significantly above its fair value, which poses a remarkable challenge for short-term vacation rental viability. Additionally, the neighborhood's moderate development and low tenant quality ratings render this strategy ineffective for maximizing rental returns. Luxury market The property’s pricing of €345,000 suggests an expectation for premium attributes that it fails to deliver based on its low condition and neighborhood ratings. Investing in this apartment for a luxury market strategy would be misguided, as its current valuation is 14% above fair value and does not cater to high-end clientele expectations.
Economic Volatility Risk With an economic stability score of 45/100, there is a significant risk of declining property values due to adverse economic conditions. Tenant Turnover Risk A tenant stability score of 50/100 indicates potential difficulties in retaining tenants, which could lead to increased vacancy rates and reduced 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
