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, 1-bathroom apartment of 90 m², energy rating D. Located on avenida Luísa Todi, 594, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment is distinguished by its large open-plan kitchen designed for functionality and entertaining, and two spacious balconies providing uninterrupted river views.
The valuation. The asking price of €399,000 sits €71,343 (21.8%) above the fair value estimate of €327,657, indicating the property is overpriced. This discrepancy suggests that potential buyers should approach with caution.
Fair value modelled at €327,657 from 6 comparable sales in the area. Asking €399,000 sits €71,343 (21.8%) above — overpriced versus fair value.
Asking €399,000 versus the avenida Luísa Todi, 594 area baseline of €258,084 (€2,868/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 €258,084, adjusted for condition and micro-location, gives a modelled fair value of €327,657 (€3,641/m²), a €71,343 (21.8%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luísa Todi, 594 | Subject | €399,000 | €4,433 | — | 75 | 55 |
| rua Jardim de São Bernardo, 7 | Active | €278,000 | €3,658 | 17.5% | 72 | 52 |
| rua Roberto Ivens, 1C | Active | €320,000 | €3,019 | 31.9% | 70 | 47 |
| rua de Aljubarrota | Active | €299,000 | €4,211 | 5.0% | 80 | 54 |
| avenida Bento de Jesus Caraça | Active | €250,000 | €2,941 | 33.7% | 75 | 51 |
| Median comp | €288,500 | €3,339 | 24.7% | 74 | 52 |
Buy-and-hold The current listing price of €399,000 is 21.8% above the fair value of €327,657, indicating that this property is overpriced in the current market. Investors may find limited upside potential given the low gross yield of 2.8% and the average neighbourhood rating of 55/100, suggesting that long-term appreciation may not sufficiently offset the initial overvaluation. Long-term rental Given the property's overpricing at €399,000 compared to the fair value of €327,657, pursuing a long-term rental strategy may prove to be challenging. The gross yield of 2.8% indicates that this investment may not provide adequate returns over time in light of its elevated cost. Family rental With a listing price significantly above its fair value, the property is priced at €399,000 while the fair value stands at €327,657, marking it as overpriced. Additionally, the average neighbourhood rating of 55/100 limits the attractiveness for family rentals, which often need to be within well-rated areas for higher demand.
Economic Vulnerability The economic stability score of 45 suggests a significant risk of financial instability which may affect property values and rental income reliability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
