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 89 m², built in 1976, energy rating C. Located on avenida Dom João II, 32, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Quality Finishes: The apartment boasts premium materials throughout, including a modern kitchen with granite countertops and high-end ceramic finishes, enhancing its overall aesthetic and durability.
The valuation. The asking price of €294,900 sits insignificantly below the fair value of €306,202, indicating a slight discount of €11,302 (3.7%). This positions the property as appropriately priced in the current market.
Fair value modelled at €306,202 from 6 comparable sales in the area. Asking €294,900 sits €11,302 (3.7%) below — the upside to fair value.
Asking €294,900 versus the avenida Dom João II, 32 area baseline of €248,666 (€2,794/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €248,666, adjusted for condition and micro-location, gives a modelled fair value of €306,202 (€3,440/m²), a €11,302 (3.7%) gap versus the €294,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom João II, 32 | Subject | €294,900 | €3,313 | — | 72 | 53 |
| rua Luís Gonzaga do Nascimento, 16 | Active | €360,000 | €3,429 | 3.5% | 75 | 50 |
| Setúbal (São Sebastião) · 6a9580 | Active | €345,000 | €2,575 | 22.3% | 72 | 49 |
| avenida Luísa Todi | Active | €319,000 | €3,625 | 9.4% | 75 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 86ccbb | Active | €365,000 | €3,380 | 2.0% | 75 | 58 |
| Median comp | €352,500 | €3,405 | 2.7% | 75 | 50 |
Long-term rental The property in Setúbal offers a gross yield of 4.2%, making it an acceptable choice for long-term rental, although the yield is below the market standard. The neighborhood score of 53/100 indicates potential challenges in attracting high-quality tenants due to limited urban influence and amenities. Buy-and-hold Given the fair valuation at €294,900 compared to the fair value of €306,202, holding this property for the long term could yield moderate returns, suggesting stability but not significant appreciation. While the property is in a location with a scoring of 76/100 for its condition, the rural context and neighborhood score may limit future appreciation potential.
Economic and Tenant Instability With both economic stability and tenant stability scores at 50/100, there is a heightened risk of fluctuating rental income and potential vacancy issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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