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 89 m² on the 1st floor, built in 1986, energy rating E. Located on praceta Fernando Pessoa, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts two balconies totaling 10 m², enhancing outdoor living potential, and is situated in the highly desirable Liceu neighborhood known for its vibrant community amenities.
The valuation. The asking price of €299,000 reflects a significant premium over the fair value of €253,308, indicating that it is overpriced by €45,692 (18.0%). This discrepancy suggests caution for potential buyers.
Fair value modelled at €253,308 from 3 comparable sales in the area. Asking €299,000 sits €45,692 (18.0%) above — overpriced versus fair value.
Asking €299,000 versus the praceta Fernando Pessoa area baseline of €224,944 (€2,527/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €224,944, adjusted for condition and micro-location, gives a modelled fair value of €253,308 (€2,846/m²), a €45,692 (18.0%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando Pessoa | Subject | €299,000 | €3,360 | — | 55 | 48 |
| praceta Professora Virgínia Rau | Active | €229,000 | €2,516 | 25.1% | 65 | 51 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 15.3% | 58 | 48 |
| praça do Brasil | Active | €280,000 | €3,544 | 5.5% | 65 | 49 |
| Median comp | €259,000 | €2,846 | 15.3% | 65 | 49 |
Long-term rental This property, priced at €299,000, is overpriced by 18.0% compared to its fair value of €253,308, which significantly undermines its attractiveness for long-term rental yields. Additionally, with a gross yield of only 4.2% and a neighborhood score of 48/100, the potential for reliable rental income is further diminished in this peripheral area. Buy-and-hold With the current listing price exceeding fair value by 18.0%, investing in this property as a buy-and-hold strategy is less compelling given the gross yield of 4.2% and the overall condition rating of 58/100. The limited economic activity and lower neighborhood score present risks that may not justify the initial investment over time.
Weak economic indicators The economic stability score of 45/100 suggests a potential for declining market conditions, which could negatively impact rental income and property value.
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