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.
2-bedroom, 2-bathroom apartment of 68 m², energy rating C. Located on praceta Fernando Pessoa, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features PVC tilt-and-turn windows with double glazing that provide superior thermal and acoustic insulation, enhancing overall comfort and energy efficiency.
The valuation. The asking price of €299,000 is €18,455 (6.6%) above the fair value of €280,545, indicating this property is fairly priced rather than undervalued.
Fair value modelled at €280,545 from 6 comparable sales in the area. Asking €299,000 sits €18,455 (6.6%) above — overpriced versus fair value.
Asking €299,000 versus the praceta Fernando Pessoa area baseline of €219,228 (€3,224/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €219,228, adjusted for condition and micro-location, gives a modelled fair value of €280,545 (€4,126/m²), a €18,455 (6.6%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando Pessoa | Subject | €299,000 | €4,397 | — | 85 | 50 |
| rua Fernando Santos, 17 | Active | €310,000 | €4,133 | 6.0% | 75 | 61 |
| rua das Oliveiras, 1 | Active | €205,900 | €4,118 | 6.3% | 88 | 46 |
| Setúbal (São Sebastião) · b7b6e9 | Active | €220,000 | €4,151 | 5.6% | 75 | 60 |
| rua Luís Gonzaga do Nascimento, 16 | Active | €360,000 | €3,429 | 22.0% | 75 | 50 |
| Median comp | €265,000 | €4,126 | 6.2% | 75 | 55 |
Long-term rental The property in Setúbal offers a gross yield of 3.7%, which is reasonable given the fair market value assessment. However, with a neighbourhood quality score of only 50/100, the potential for tenant demand may be limited, suggesting a cautious approach to long-term rental investment. Buy-and-hold While the property is currently priced fairly at €299,000 with a valuation of €280,545, the agricultural context and low urban density of the area could hinder significant appreciation over time. Investors should be aware that limited access to amenities may also impact future resale opportunities despite the current condition rating of 84/100.
Low Economic Stability With an economic stability score of 40/100, there is a significant risk of fluctuating market conditions negatively impacting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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