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. Highlight: The apartment offers an exceptional 80 m² terrace, providing a rare urban outdoor space perfect for gatherings and personal customization in the heart of Setúbal.
The valuation. The asking price of €345,000 sits significantly above the fair value of €250,590, indicating a premium of €94,410 or 37.7%. This suggests that the property is overpriced, which may deter potential buyers.
Fair value modelled at €250,590 from 4 comparable sales in the area. Asking €345,000 sits €94,410 (37.7%) 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 €283,927 (€2,581/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 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 €283,927, adjusted for condition and micro-location, gives a modelled fair value of €250,590 (€2,278/m²), a €94,410 (37.7%) 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) · a8074c | Subject | €345,000 | €3,136 | — | 20 | 56 |
| 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 Dom Manuel I, 90 | Active | €245,000 | €2,207 | 29.6% | 36 | 43 |
| rua Libânio Braga | Active | €235,000 | €2,304 | 26.5% | 30 | 45 |
| Median comp | €247,500 | €2,278 | 27.4% | 30 | 46 |
Long-term rental Given the current gross yield of 3.9%, which falls below the expectations for a well-performing long-term rental investment, the property appears overpriced at €345,000. The lengthy conditions and limited accessibility due to its semi-rural setting further diminish its attractiveness for prospective tenants. Buy-and-hold Despite the potential for appreciation, the significant gap of 37.7% from fair value indicates that the investment is not well-positioned for long-term returns at the current price. The apartment's low condition rating of 25/100 and challenging neighbourhood amenities further suggest that holding this asset could be more burdensome than profitable in the foreseeable future.
Economic Vulnerability The property has a low economic stability score of 50/100, indicating potential volatility in the local market that could negatively impact rental income and property value.
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