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 penthouse of 50 m² on the 5th floor, built in 1998, energy rating C. Located on rua João e Castro Osório, 11, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This penthouse offers an unobstructed view and a significant degree of privacy, enhanced by its top-floor position in a quiet residential area. Outstanding Sun Exposure: The property benefits from excellent sun exposure throughout the day, making the balcony a perfect spot for relaxation.
The valuation. The asking price of €210,000 is significantly above the fair value of €175,804, representing a premium of €34,196 (19.5%). This indicates that the property is overpriced compared to market standards.
Fair value modelled at €175,804 from 6 comparable sales in the area. Asking €210,000 sits €34,196 (19.5%) above — overpriced versus fair value.
Asking €210,000 versus the rua João e Castro Osório, 11 area baseline of €138,030 (€2,761/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €138,030, adjusted for condition and micro-location, gives a modelled fair value of €175,804 (€3,516/m²), a €34,196 (19.5%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João e Castro Osório, 11 | Subject | €210,000 | €4,200 | — | 80 | 48 |
| rua Cidade de Leiria S / N | Active | €260,000 | €3,421 | 18.5% | 75 | 50 |
| avenida de Angola, 14 | Active | €249,900 | €4,544 | 8.2% | 75 | 48 |
| rua Álvares Cabral | Active | €325,000 | €3,611 | 14.0% | 75 | 52 |
| Setúbal (São Sebastião) · b3298d | Active | €295,000 | €2,810 | 33.1% | 75 | 50 |
| Median comp | €277,500 | €3,516 | 16.3% | 75 | 50 |
Long-term rental The current listing price of €210,000 reflects a 19.5% gap from the fair value of €175,804, indicating that this property is overpriced. With a gross yield of only 4.1%, the potential return on investment does not justify its elevated pricing in a rural area with limited urban influence. Buy-and-hold The property's current valuation suggests it is overpriced, with a fair value of €175,804 compared to the asking price. Holding this asset may lead to stagnation in appreciation, especially in a neighborhood rated only 48/100, where economic conditions are predominantly agricultural and lacking in diverse amenities.
High Vacancy Risk With an Economic Stability score of 35/100 and a Tenant Stability score of 50/100, there is a heightened risk of vacancies, potentially leading to reduced rental income and increased turnover costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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