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 76 m² on the 6th floor, built in 1979, energy rating C. Located on avenida Alexandre Herculano, 18, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The living room features updated decor that enhances its brightness, while the pantry conversion offers added storage utility in place of a second WC.
The valuation. The asking price of €299,000 is €59,552 (24.9%) above the fair value of €239,448, indicating that the property is overpriced. This discrepancy highlights a clear gap between the listing and market expectations.
Fair value modelled at €239,448 from 6 comparable sales in the area. Asking €299,000 sits €59,552 (24.9%) above — overpriced versus fair value.
Asking €299,000 versus the avenida Alexandre Herculano, 18 area baseline of €221,464 (€2,914/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €221,464, adjusted for condition and micro-location, gives a modelled fair value of €239,448 (€3,151/m²), a €59,552 (24.9%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Alexandre Herculano, 18 | Subject | €299,000 | €3,934 | — | 60 | 45 |
| rua Gil Eanes | Active | €248,900 | €3,151 | 19.9% | 55 | 45 |
| praceta Manuel Nunes de Almeida, 42 | Active | €360,000 | €3,396 | 13.7% | 65 | 56 |
| rua Gil Eanes | Active | €248,900 | €3,151 | 19.9% | 45 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 19f506 | Active | €280,000 | €3,590 | 8.8% | 52 | 50 |
| Median comp | €264,450 | €3,274 | 16.8% | 54 | 50 |
Long-term rental This property, listed at €299,000, represents a 24.9% gap against its fair value of €239,448, indicating it is overpriced for long-term rental purposes. The 4.1% gross yield does not align with the high listing price, which also reflects the average condition and neighborhood scores. Value-add renovation With a condition score of 55/100, this property requires significant rehabilitation to reach its potential, yet the current price of €299,000 suggests it is overpriced for prospective value-add investors. The anticipated renovation costs may further diminish the attractiveness of the investment given the estimated fair value. Family rental Although the property might appeal to families seeking semi-rural living, the high listing price of €299,000 makes it overpriced relative to its fair value of €239,448. The low neighborhood score of 45/100 could also deter potential family renters, impacting occupancy rates and rental income.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 50/100, there is a significant risk of high vacancy rates due to potential economic downturns and unstable tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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