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 56 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 Feature: The property includes a sunlit attic with a Velux window, providing versatility for use as a third bedroom, office, or leisure area, enhancing its functionality.
The valuation. The asking price of €259,000 is significantly above the fair value of €210,959, representing an overvaluation of €48,041, or 22.8%. This suggests that the property is overpriced for the market. Buy-to-flip angle. The buy-to-flip strategy would focus on quickly renovating and listing the apartment for resale at a higher price, targeting potential upscale buyers who desire modern features. Buy-to-let angle. For a buy-to-let strategy, this apartment offers an estimated monthly rental income of €842, which yields approximately 3.9%. This could attract long-term tenants or families seeking stable housing in a rural area.
Fair value modelled at €210,959 from 5 comparable sales in the area. Asking €259,000 sits €48,041 (22.8%) 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 €171,023 (€3,054/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €171,023, adjusted for condition and micro-location, gives a modelled fair value of €210,959 (€3,767/m²), a €48,041 (22.8%) 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) · a80774 | Subject | €259,000 | €4,625 | — | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 2.0% | — | 55 |
| rua Doutor Luís Teixeira de Macedo e Castro | Active | €265,000 | €3,841 | 17.0% | 73 | 57 |
| Setúbal (São Sebastião) · 4a45a5 | Active | €229,900 | €3,592 | 22.3% | 72 | 45 |
| rua do Mirante | Active | €279,000 | €3,623 | 21.7% | 74 | 42 |
| Median comp | €272,000 | €3,732 | 19.3% | 73 | 50 |
Long-term rental This property, priced at €259,000, presents a significant 22.8% gap compared to its fair value of €210,959, indicating it is overpriced for long-term rental investment. The gross yield of 3.9% further reinforces concerns about its attractiveness relative to the overvaluation. Family rental With a current listing price substantially above the fair value, the potential for family rental income is diminished due to an anticipated lower demand in the surrounding rural area. The 48/100 neighborhood rating suggests that while it has basic amenities, it may not appeal to families seeking higher quality living environments, thus limiting rental potential.
Economic downturn risk With an economic stability score of 45/100, there is a significant risk of economic downturns affecting the property's value and rental income.
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
