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 72 m² on the 5th floor, built in 1988, energy rating B. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a spacious private storage area and boasts efficient climate control with reversible air conditioning, enhancing comfort year-round.
The valuation. The asking price of €280,000 is slightly above the fair value of €269,083, reflecting a difference of €10,917 (4.1%). This positions the property at a fair valuation point, warranting careful consideration by potential investors.
Fair value modelled at €269,083 from 6 comparable sales in the area. Asking €280,000 sits €10,917 (4.1%) above — overpriced versus fair value.
Asking €280,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €216,157 (€3,002/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 €216,157, adjusted for condition and micro-location, gives a modelled fair value of €269,083 (€3,737/m²), a €10,917 (4.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 1625ea | Subject | €280,000 | €3,889 | — | 76 | 53 |
| rua Diogo Fernandes Pereira, 27 | Active | €369,000 | €3,075 | 20.9% | 80 | 56 |
| Setúbal (São Sebastião) · 3df30a | Active | €200,000 | €2,985 | 23.2% | 68 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 190878 | Active | €250,000 | €4,902 | 26.1% | 75 | 55 |
| Setúbal (São Sebastião) · 467f7f | Active | €470,000 | €3,790 | 2.5% | 75 | 48 |
| Median comp | €309,500 | €3,433 | 11.7% | 75 | 52 |
Long-term rental The property is ideally situated for long-term rental given its gross yield of 3.8%, which aligns with average returns in the area. However, the rural context and low neighborhood score of 53/100 might limit tenant appeal and their quality, making consistent rental income a potential risk. Value-add renovation While the apartment is listed fairly, at €280,000 against a fair value of €269,083, opportunities for renovation could enhance its condition score of 79/100. The limited economic diversity and primarily agricultural nature of the area suggest that any value-add efforts should be cautiously assessed against the current market dynamics.
High Vacancy Risk The economic stability score of 35/100 indicates a weak market environment, which may lead to increased vacancies and reduced rental income due to tenant instability represented by a score of 50/100.
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