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 55 m² on the 2nd floor, built in 2022, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: Converted attic with Velux window offers versatile extra space for a third bedroom or office, enhancing functionality in a centrally located apartment.
The valuation. The asking price of €259,000 is significantly above the fair value of €205,259, indicating an overpriced property by €53,741 (26.2%). This discrepancy suggests that prospective buyers should approach cautiously.
Fair value modelled at €205,259 from 6 comparable sales in the area. Asking €259,000 sits €53,741 (26.2%) above — overpriced versus fair value.
Asking €259,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €164,172 (€2,985/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €164,172, adjusted for condition and micro-location, gives a modelled fair value of €205,259 (€3,732/m²), a €53,741 (26.2%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 831850 | Subject | €259,000 | €4,709 | — | 76 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 3.8% | — | 55 |
| Setúbal (São Sebastião) · d7484a | Active | €280,000 | €3,077 | 34.7% | 75 | 57 |
| rua Doutor Luís Teixeira de Macedo e Castro | Active | €265,000 | €3,841 | 18.4% | 73 | 57 |
| Setúbal (São Sebastião) · 4a45a5 | Active | €229,900 | €3,592 | 23.7% | 72 | 45 |
| Median comp | €272,500 | €3,717 | 21.1% | 73 | 56 |
Long-term rental The 2-bed apartment in Setúbal is currently listed at €259,000, which represents a significant premium of 26.2% compared to its fair value of €205,259, making it overpriced. Given the neighbourhood's rating of 44/100 and limited local amenities, it is unlikely to attract high-quality long-term tenants willing to pay a premium. Buy-and-hold While the property may seem appealing with a gross yield of 4%, the high listing price relative to its fair value suggests that it is overpriced at €259,000. The agricultural context and limited employment opportunities in Setúbal also impede long-term value appreciation, making this a less attractive buy-and-hold investment. Not ideal for short-term vacation rental The apartment’s high price point of €259,000, surpassing its fair value significantly, indicates a poor investment opportunity for short-term vacation rental. Additionally, the limited local amenities and tenant support in Setúbal suggest that it would struggle to generate the level of demand necessary for successful short-term rentals. Not ideal for student housing Evaluating the property at €259,000—a significant markup against its fair value—highlights its unviability as a student housing option. The neighbourhood’s low score of 44/100 indicates insufficient demand and amenities to support a robust student rental market.
Economic vulnerability The property has a low economic stability score of 30/100, indicating a high risk of economic downturns affecting rental income and overall property value.
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