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 77 m² on the 3rd floor, energy rating D. Located on rua Nossa Senhora Carmo, 26, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a privileged location with unobstructed sea and city views, enhancing the living experience while providing abundant natural light throughout the space.
The valuation. The asking price of €279,900 is €37,593 (15.5%) above the fair value of €242,307, indicating the property is overpriced. This discrepancy calls for careful consideration before any potential investment. Buy-to-flip angle. The resale strategy involves renovating certain elements to enhance value, targeting a quick flip for profit in this mixed neighborhood. This approach is feasible given the property’s condition and location. Buy-to-let angle. A long-term rental strategy can yield an estimated gross yield of 4.2%, generating approximately €980 per month. This approach caters to families looking for comfortable living in a rural setting.
Fair value modelled at €242,307 from 6 comparable sales in the area. Asking €279,900 sits €37,593 (15.5%) above — overpriced versus fair value.
Asking €279,900 versus the rua Nossa Senhora Carmo, 26 area baseline of €194,728 (€2,529/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €194,728, adjusted for condition and micro-location, gives a modelled fair value of €242,307 (€3,147/m²), a €37,593 (15.5%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora Carmo, 26 | Subject | €279,900 | €3,635 | — | 75 | 55 |
| rua Henrique Augusto Pereira | Active | €280,000 | €2,593 | 28.7% | 61 | 51 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 0.7% | 72 | 55 |
| praceta Professora Virgínia Rau, 8 | Active | €265,000 | €3,272 | 10.0% | 74 | 48 |
| rua Roberto Ivens, 1C | Active | €320,000 | €3,019 | 17.0% | 70 | 47 |
| Median comp | €272,500 | €3,146 | 13.5% | 71 | 50 |
Long-term rental The current pricing at €279,900 represents a 15.5% premium over the fair value of €242,307, indicating that this investment is overpriced. With a gross yield of 4.2% and a neighborhood rating of 55/100, the long-term rental potential may not justify the elevated price point. Family rental The apartment's asking price exceeds its fair value, resulting in a verdict of overpriced at 15.5% above the benchmark. Although the property's condition scores a reasonable 73/100, families seeking rental options may be deterred by the high cost in a neighborhood rated only 55/100.
Economic Vulnerability The economic stability score of 45/100 indicates a significant risk of fluctuating market conditions that could impact rent prices and demand.
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