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 36 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. Converted attic space with a Velux window offers versatile use as an additional bedroom or office, enhancing the apartment's functionality in a central location of Setúbal.
The valuation. The asking price of €259,000 is significantly above the fair value of €150,693, resulting in an overpricing of €108,307 (71.9%). This disparity indicates that the property is not a viable investment at its current listing price.
Fair value modelled at €150,693 from 6 comparable sales in the area. Asking €259,000 sits €108,307 (71.9%) 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 €123,027 (€3,417/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 €123,027, adjusted for condition and micro-location, gives a modelled fair value of €150,693 (€4,186/m²), a €108,307 (71.9%) 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) · a809a9 | Subject | €259,000 | €7,194 | — | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 831850 | Active | €259,000 | €4,709 | 34.5% | 76 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · a80774 | Active | €259,000 | €4,625 | 35.7% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 37.0% | — | 55 |
| Setúbal (São Sebastião) · d7484a | Active | €280,000 | €3,077 | 57.2% | 75 | 57 |
| Median comp | €269,500 | €4,578 | 36.4% | 75 | 52 |
Long-term rental The 2-bed apartment in Setúbal is overpriced at €259,000, significantly exceeding its fair value of €150,693 by 71.9%. With a gross yield of only 3.3%, the investment offers limited potential for long-term rental profitability in a rural area with low population density. Family rental At €259,000, this property is not aligned with its fair value of €150,693, resulting in a concerning 71.9% gap that signals overpricing. The apartment's location in a rural context, combined with a neighbourhood rating of 48/100, suggests that it may struggle to attract family tenants seeking quality living conditions.
Economic Vulnerability A low economic stability score of 35/100 indicates a high risk of economic downturn, which could lead to increased vacancies or lower rental income.
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