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.
4-bedroom, 2-bathroom apartment of 112 m² on the 2nd floor, built in 1974, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers a highly versatile layout that can easily accommodate a master suite or an open concept social area, enhancing its renovation potential.
The valuation. The asking price of €299,000 sits €16,636 (5.3%) below the fair value of €315,636. This aligns with the verdict that the property is fairly priced.
Fair value modelled at €315,636 from 5 comparable sales in the area. Asking €299,000 sits €16,636 (5.3%) below — the upside to fair value.
Asking €299,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €308,572 (€2,755/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 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 €308,572, adjusted for condition and micro-location, gives a modelled fair value of €315,636 (€2,818/m²), a €16,636 (5.3%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 3a7389 | Subject | €299,000 | €2,670 | — | 48 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · efdd25 | Active | €259,000 | €2,670 | 0% | 55 | 48 |
| Setúbal (São Sebastião) · a8eda2 | Active | €255,000 | €2,406 | 9.9% | 42 | 47 |
| praceta Fernando Pessoa, 14 | Active | €310,000 | €2,818 | 5.6% | 55 | 52 |
| avenida República da Guiné-Bissau | Active | €350,000 | €2,846 | 6.6% | 54 | 48 |
| Median comp | €284,500 | €2,744 | 2.8% | 55 | 48 |
Long-term rental The property offers a gross yield of 4.6%, making it a reasonable option for long-term rental in a market with a fair valuation and a 5.3% gap to fair value. However, the neighborhood ratings suggest moderate potential for tenant quality, which may impact long-term rental income stability. Family rental With a spacious layout and a fair valuation, this 4-bed apartment could serve as an adequate family rental, albeit in a location influenced by industrial activity. The neighborhood's amenities and condition ratings suggest that it may attract families looking for affordable living, but expectations should be tempered by its overall environment. Value-add renovation Despite its current rating of 46/100 in condition, the property represents an opportunity for value-add renovations that might elevate its appeal and market value in the long-term. Given its fair valuation, investors could strategically improve the property while being mindful of the surrounding neighborhood's limitations on appreciation potential.
Economic Vulnerability With an economic stability score of 60, there is a moderate risk that economic fluctuations could negatively impact property value and rental income. Tenant Turnover Risk A tenant stability score of 50 suggests a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
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