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, 1-bathroom apartment of 91 m², energy rating E. Located on largo Manuel da Luz Graça, 11, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a storage area in the kitchen and has two fronts, enhancing natural light throughout the living spaces.
The valuation. The asking price of €205,000 represents a slight premium over the fair value of €197,633, amounting to €7,367 (3.7%). This property is regarded as fair in terms of its valuation.
Fair value modelled at €197,633 from 6 comparable sales in the area. Asking €205,000 sits €7,367 (3.7%) above — overpriced versus fair value.
Asking €205,000 versus the largo Manuel da Luz Graça, 11 area baseline of €167,509 (€1,841/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €167,509, adjusted for condition and micro-location, gives a modelled fair value of €197,633 (€2,172/m²), a €7,367 (3.7%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Manuel da Luz Graça, 11 | Subject | €205,000 | €2,253 | — | 64 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 023818 | Active | €345,000 | €2,285 | 1.4% | 55 | 49 |
| estrada de Palmela Rio da Figueira | Active | €228,000 | €2,327 | 3.3% | 70 | 46 |
| largo Alberto Mendes Fialho | Active | €239,000 | €2,343 | 4.0% | 68 | 48 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 10.8% | 70 | 46 |
| Median comp | €233,500 | €2,306 | 2.4% | 69 | 47 |
Long-term rental The property offers a gross yield of 4.3%, which is in line with the expectations for rural areas like Setúbal. However, the neighborhood's average rating of 58/100 may limit appeal to a wider tenant base. Buy-and-hold Given that the property is fairly priced at €205,000 compared to the fair value of €197,633, long-term appreciation may be modest but steady in a rural region with agricultural influence. The current condition rating of 61/100 suggests that maintenance will be essential for retaining value over time.
Economic Vulnerability The property's economic stability score of 46/100 indicates a high risk of market fluctuations affecting investment returns.
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