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.
1-bedroom, 2-bathroom apartment of 50 m², energy rating C. Located on rua das Oliveiras, 1, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: This T1 uniquely offers two bathrooms, enhancing convenience and functionality for urban living, especially in a compact apartment space.
The valuation. The asking price of €205,900 is slightly above the fair value of €204,626, indicating a difference of €1,274 (0.6%). This property is priced reasonably but not significantly undervalued.
Fair value modelled at €204,626 from 6 comparable sales in the area. Asking €205,900 sits €1,274 (0.6%) above — overpriced versus fair value.
Asking €205,900 versus the rua das Oliveiras, 1 area baseline of €158,668 (€3,173/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €158,668, adjusted for condition and micro-location, gives a modelled fair value of €204,626 (€4,093/m²), a €1,274 (0.6%) gap versus the €205,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Oliveiras, 1 | Subject | €205,900 | €4,118 | — | 88 | 46 |
| rua Fernando Santos, 17 | Active | €310,000 | €4,133 | 0.4% | 75 | 61 |
| avenida de Angola, 14 | Active | €249,900 | €4,544 | 10.3% | 75 | 48 |
| Setúbal (São Sebastião) · dc15e8 | Active | €265,000 | €3,272 | 20.6% | 72 | 49 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 1.6% | 79 | 56 |
| Median comp | €257,450 | €4,093 | 0.6% | 75 | 53 |
Long-term rental The property serves as a potential long-term rental investment with a gross yield of 3.9%, which aligns with market expectations. However, with a fair value closely matching the listing price and a neighborhood score of 46/100, returns may be modest in a rural area with limited amenities. Value-add renovation While the apartment is in good condition with a score of 85/100, there may be an opportunity for value-add renovations to enhance its appeal and rental potential. That said, the current pricing does not present a significant upside as the property sits at a fair valuation of €205,900.
Economic vulnerability With an economic stability score of 45/100, there is a significant risk of fluctuating market conditions adversely affecting property values and rental income potential.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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