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 114 m² on the 1st floor, built in 2002, energy rating C. Located on rua Manuel Livério, 26, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a whirlpool bathtub in the bathroom and is equipped with an ambient sound system for enhanced living comfort.
The valuation. The asking price of €389,000 is positioned slightly below the fair value of €413,571, indicating a margin of €24,571 (5.9%). This property is priced fairly within the current market conditions.
Fair value modelled at €413,571 from 6 comparable sales in the area. Asking €389,000 sits €24,571 (5.9%) below — the upside to fair value.
Asking €389,000 versus the rua Manuel Livério, 26 area baseline of €345,375 (€3,030/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €345,375, adjusted for condition and micro-location, gives a modelled fair value of €413,571 (€3,628/m²), a €24,571 (5.9%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Manuel Livério, 26 | Subject | €389,000 | €3,412 | — | 74 | 55 |
| Setúbal (São Sebastião) · 911804 | Active | €289,900 | €3,117 | 8.6% | 70 | 51 |
| rua João Maria Jales S / N | Active | €250,000 | €3,968 | 16.3% | 70 | 54 |
| avenida Luísa Todi | Active | €375,000 | €3,571 | 4.7% | 65 | 51 |
| avenida de Angola | Active | €280,000 | €3,684 | 8.0% | 75 | 54 |
| Median comp | €284,950 | €3,628 | 6.3% | 70 | 53 |
Long-term rental This 2-bed apartment in Setúbal presents a gross yield of 3.3%, indicative of moderate rental demand in a rural setting. Although the fair value is set at €413,571, the property is priced at €389,000, reflecting a minor gap that supports a stable investment return. Family rental The apartment's spacious 114m² layout may appeal to families seeking a long-term residence in an area dependent on local industries and agriculture. With a fair valuation of €413,571, this property is positioned at an attractive price point, ensuring it meets the needs of family renters while maintaining fair market standards.
Economic instability risk The property is located in an area with a low economic stability score of 40/100, indicating potential challenges in attracting and retaining tenants due to weak local economic conditions.
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