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 103 m² on the 3rd floor, built in 1988, energy rating E. Located on praceta da Primavera, 3, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. The property features a large terrace ideal for outdoor living, perfect for enjoying the stunning views of Setúbal and Serra da Arrábida.
The valuation. The asking price of €310,000 sits closely to the fair value of €309,617, which represents a minimal difference of €383 (0.1%). This property is therefore deemed to be priced at fair value.
Fair value modelled at €309,617 from 6 comparable sales in the area. Asking €310,000 sits €383 (0.1%) above — overpriced versus fair value.
Asking €310,000 versus the praceta da Primavera, 3 area baseline of €284,288 (€2,760/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €284,288, adjusted for condition and micro-location, gives a modelled fair value of €309,617 (€3,006/m²), a €383 (0.1%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta da Primavera, 3 | Subject | €310,000 | €3,010 | — | 53 | 54 |
| praceta Meia Laranja, 8 | Active | €269,000 | €3,363 | 11.7% | 65 | 49 |
| rua Frei António das Chagas | Active | €245,000 | €2,917 | 3.1% | 60 | 38 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · efdd16 | Active | €299,000 | €2,990 | 0.7% | 58 | 56 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 10.1% | 65 | 51 |
| Median comp | €267,000 | €3,152 | 4.7% | 63 | 50 |
Long-term rental The property presents a gross yield of 4.3%, which aligns well with the local market expectations for long-term rentals in Setúbal. However, with a fair value closely matching the listing price, the current investment does not present any significant upside for rental returns. Buy-and-hold Given the property’s condition score of 56/100 and the neighborhood rating of 54/100, investing in this apartment for long-term appreciation may yield moderate returns, but the potential for value increase is limited. The belief that this property appreciates over time must be tempered by the realization that it is currently valued at market rate, reducing its appeal as a buy-and-hold opportunity. Value-add renovation While the property’s condition score indicates room for improvement, the minuscule gap to fair value suggests that any renovations may not result in enhanced profitability. Therefore, potential value-add opportunities will be constrained, as substantial investment is needed to extract any significant value from the current market position.
Economic Dependence Risk The economic stability score of 45 indicates a significant risk of local economic downturns, which could jeopardize tenant demand and rental income.
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