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, 1-bathroom apartment of 62 m² on the 2nd floor, built in 1981, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features modern kitchen and bathroom renovations, providing immediate functionality and appeal, along with proximity to Bonfim Stadium and park, enhancing lifestyle options.
The valuation. The asking price of €269,000 is significantly above the fair value of €228,065, exceeding it by €40,935 (17.9%). This discrepancy indicates that the property is overpriced despite its appealing features.
Fair value modelled at €228,065 from 6 comparable sales in the area. Asking €269,000 sits €40,935 (17.9%) above — overpriced versus fair value.
Asking €269,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €202,296 (€3,263/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €202,296, adjusted for condition and micro-location, gives a modelled fair value of €228,065 (€3,678/m²), a €40,935 (17.9%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ee8872 | Subject | €269,000 | €4,339 | — | 65 | 49 |
| avenida Luisa Todi. Não | Active | €375,000 | €3,713 | 14.4% | — | 54 |
| rua Santiago | Active | €260,000 | €4,127 | 4.9% | 67 | 50 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 13.9% | 70 | 52 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 23.2% | 72 | 49 |
| Median comp | €322,500 | €3,724 | 14.2% | 70 | 51 |
Long-term rental The 2-bed apartment in Setúbal, while offering a gross yield of 3.7%, is overpriced with a market listing above its fair value by 17.9%. This pricing discrepancy, coupled with a neighborhood score of 49/100 and limited local amenities, suggests a riskier investment for long-term rental prospects. Family rental Although the apartment may appeal to families given its size, the 17.9% gap from fair value indicates it is overpriced in the current housing market. Additionally, the low neighborhood score and rural context limit the attractiveness for steady family rental demand, raising further concerns about tenant stability.
Economic Vulnerability The property faces a significant investment risk due to its low economic stability score of 45/100, indicating potential instability in rental income and property value appreciation.
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