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.
1-bedroom, 1-bathroom apartment of 76 m², built in 1999, energy rating C. Located on rua Cidade de Leiria S / N, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts high-quality finishes, particularly in the kitchen and living areas, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €260,000 is slightly below the fair value of €274,462, positioning the property at a modest 5.3% discount. This makes it a fair price in the current market context.
Fair value modelled at €274,462 from 6 comparable sales in the area. Asking €260,000 sits €14,462 (5.3%) below — the upside to fair value.
Asking €260,000 versus the rua Cidade de Leiria S / N area baseline of €221,563 (€2,915/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 €221,563, adjusted for condition and micro-location, gives a modelled fair value of €274,462 (€3,611/m²), a €14,462 (5.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Leiria S / N | Subject | €260,000 | €3,421 | — | 75 | 50 |
| avenida de Angola, 14 | Active | €249,900 | €4,544 | 32.8% | 75 | 48 |
| Setúbal (São Sebastião) · 86cd5c | Active | €230,000 | €3,538 | 3.4% | 68 | 51 |
| rua São Tomé e Principe | Active | €259,900 | €3,094 | 9.6% | 76 | 47 |
| avenida de Angola | Active | €280,000 | €3,684 | 7.7% | 75 | 54 |
| Median comp | €254,900 | €3,611 | 5.6% | 75 | 50 |
Long-term rental The 1-bed apartment in Setúbal presents a gross yield of 3.5%, which aligns with typical returns in the area, suggesting stable rental income potential. However, the fair valuation close to the listing price indicates that the immediate investment opportunity is fair, cautioning against expectations of significant short-term appreciation. Buy-and-hold Investing in this 1-bed apartment for a buy-and-hold strategy may yield reasonable returns, supported by the fair valuation at €260,000, which allows for steady growth in line with local economic conditions. Yet, given the 5.3% gap to fair value, potential investors should recognize that value appreciation may be limited in the near term due to the neighbourhood rating of 50/100, reflecting moderate demand and tenant quality.
Economic Vulnerability The property faces a notable investment risk due to a low economic stability score of 50/100, indicating potential instability in the local economic environment.
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