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, 3-bathroom duplex of 294 m², built in 2005, energy rating C. Located on rua Fernando Santos, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: This property includes a fabulous terrace and a jacuzzi area, providing a luxurious outdoor experience with panoramic views of Setúbal. Additional Space: It has an extra room converted into a gym.
The valuation. The asking price of €797,000 is below the fair value of €847,292 by €50,292 (5.9%). This position reflects an attractive offer for the buyer considering the overall market conditions.
Fair value modelled at €847,292 from 6 comparable sales in the area. Asking €797,000 sits €50,292 (5.9%) below — the upside to fair value.
Asking €797,000 versus the rua Fernando Santos area baseline of €640,569 (€2,179/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 €640,569, adjusted for condition and micro-location, gives a modelled fair value of €847,292 (€2,882/m²), a €50,292 (5.9%) gap versus the €797,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernando Santos | Subject | €797,000 | €2,711 | — | 74 | 45 |
| rua Óscar Paxeco, 17 | Active | €395,000 | €2,743 | 1.2% | 74 | 53 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 11.4% | 75 | 43 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 19.0% | 72 | 49 |
| rua Doutor Henrique Chancerelle Machete, 5 | Active | €315,000 | €2,333 | 13.9% | 75 | 41 |
| Median comp | €355,000 | €2,882 | 6.3% | 75 | 46 |
Short-term vacation rental The property is in a location that heavily relies on tourism, but with a gross yield of 0%, it may not deliver expected rental income. Additionally, the 45/100 neighborhood rating could deter potential vacation renters seeking better amenities and quality experiences. Buy-and-hold Although the fair value of the property does reflect a 5.9% gap and the listing price is considered fair, the stagnant rental yield suggests limited cash flow potential over time. The reliance on tourism may pose risks regarding long-term tenant stability, impacting the overall investment return. Value-add renovation Investing in renovations could potentially enhance the property condition (currently rated 76/100) and improve neighborhood appeal, yet the current pricing indicates that there is no immediate underpricing opportunity. With the moderate neighborhood rating and vulnerability to seasonal fluctuations, renovations may only marginally increase attractiveness without significant financial upside at this price point.
High Economic Risk The property is located in an area with an economic stability score of 35/100, indicating significant potential for economic downturns impacting rent collection and property value.
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