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.
5-bedroom, 4-bathroom house of 270 m², built in 1988, energy rating B. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property features an impressive 4-meter ceiling height in the living room and an 80 m² private terrace with panoramic views over the Sado River and surrounding landscape.
The valuation. The asking price of €1,440,000 sits significantly above the fair value of €1,160,526, creating a gap of €279,474 (24.1%). This property is considered overpriced.
Fair value modelled at €1,160,526 from 6 comparable sales in the area. Asking €1,440,000 sits €279,474 (24.1%) above — overpriced versus fair value.
Asking €1,440,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €929,568 (€3,443/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €929,568, adjusted for condition and micro-location, gives a modelled fair value of €1,160,526 (€4,298/m²), a €279,474 (24.1%) gap versus the €1,440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 5b8788 | Subject | €1,440,000 | €5,333 | — | 75 | 46 |
| rua das Giestas | Active | €860,000 | €3,426 | 35.8% | 80 | 53 |
| estrada Vale de Mulatas | Active | €735,000 | €4,298 | 19.4% | 78 | 50 |
| estrada Vale de Mulatas | Active | €735,000 | €4,298 | 19.4% | 85 | 51 |
| rua do Medronheiro | Active | €735,000 | €4,298 | 19.4% | 75 | 44 |
| Median comp | €735,000 | €4,298 | 19.4% | 79 | 51 |
Long-term rental The property is not positioned well for long-term rental, given its gross yield of only 1.6% which reflects the high purchase price of €1,440,000, significantly exceeding the fair value of €1,160,526. Additionally, the neighborhood score of 46/100 indicates limited tenant quality and amenities, making it a less attractive investment option. Value-add renovation While there may be potential for value-add renovations, the property's current condition rating of 83/100 suggests that significant improvements are needed to justify the listing price of €1,440,000, which is 24.1% higher than the fair value. Given the rural location and limited neighborhood amenities, any renovation strategy must carefully consider the overall investment risk against potential returns.
High Economic Risk The low economic stability score of 35/100 indicates a potentially unstable market environment that could jeopardize rental income.
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