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 house of 91 m², built in 1990, energy rating F. Located on rua Renovação, 54, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property boasts a covered terrace offering scenic river views and two annexes, enhancing outdoor living potential and options for future space reorganization.
The valuation. The asking price of €250,000 is below fair value of €280,517, representing a discount of €30,517 (10.9%). This property is strategically underpriced in the current market.
Fair value modelled at €280,517 from 6 comparable sales in the area. Asking €250,000 sits €30,517 (10.9%) below — the upside to fair value.
Asking €250,000 versus the rua Renovação, 54 area baseline of €259,053 (€2,847/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €259,053, adjusted for condition and micro-location, gives a modelled fair value of €280,517 (€3,083/m²), a €30,517 (10.9%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Renovação, 54 | Subject | €250,000 | €2,747 | — | 48 | 51 |
| rua Major Pedroso Gamito, 31 | Active | €390,000 | €2,746 | 0% | 45 | 52 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · f46a63 | Active | €250,000 | €2,976 | 8.3% | 50 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 90d7ba | Active | €350,000 | €3,646 | 32.7% | 60 | 42 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 19f529 | Active | €350,000 | €3,153 | 14.8% | 55 | 48 |
| Median comp | €350,000 | €3,065 | 11.5% | 53 | 50 |
Long-term rental Setúbal's industrial character provides a steady demand for long-term rentals, enhancing the property’s yield at 5% gross. With a fair value gap of 10.9%, this property not only offers cash flow potential but also has room for appreciation in a growing neighborhood. Value-add renovation Investing in value-add renovations could significantly improve the property’s condition rating from 55/100, potentially attracting higher-quality tenants and increasing rental income. The current price, set at €250,000, reflects an opportunity to enhance both the aesthetic appeal and overall value, capitalizing on the fair value of €280,517. Not ideal for luxury market This property does not align with the luxury market demographic due to its industrial influences and moderate neighborhood ratings. Consequently, targeting high-end tenants may yield disappointments in both rental pricing and occupancy rates. Not ideal for short-term vacation rental The local economy and housing characteristics in Setúbal make it less suitable for short-term vacation rentals, given the area's industrial nature. This could result in lower returns relative to more tourism-friendly destinations, limiting investment potential in the short-term rental market.
Tenant turnover risk With a tenant stability score of 45/100, there is a significant risk of high tenant turnover, leading to potential revenue loss and increased vacancy rates.
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