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, 2-bathroom apartment of 99 m² on the 2nd floor, built in 1981, energy rating C. Located on avenida D. Manuel, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment offers 7.8 m² of balconies, enhancing outdoor space and providing a pleasant area for relaxation in a quiet residential neighborhood.
The valuation. The asking price of €268,000 is significantly below the fair value of €297,578, making this property subvalued by €29,578 (9.9%). This presents a favorable opportunity for investment.
Fair value modelled at €297,578 from 6 comparable sales in the area. Asking €268,000 sits €29,578 (9.9%) below — the upside to fair value.
Asking €268,000 versus the avenida D. Manuel area baseline of €256,961 (€2,596/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €256,961, adjusted for condition and micro-location, gives a modelled fair value of €297,578 (€3,006/m²), a €29,578 (9.9%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida D. Manuel | Subject | €268,000 | €2,707 | — | 67 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · b7b4ef | Active | €279,000 | €3,207 | 18.5% | 72 | 52 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 001756 | Active | €279,000 | €3,207 | 18.5% | 70 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 19f651 | Active | €299,000 | €3,115 | 15.1% | — | 54 |
| Setúbal (São Sebastião) · f10ad3 | Active | €257,900 | €2,456 | 9.3% | 70 | 54 |
| Median comp | €279,000 | €3,161 | 16.8% | 70 | 53 |
Long-term rental The property offers a 4.2% gross yield, which is attractive given the fair value of €297,578 and the listing price of €268,000. However, with a neighbourhood rating of 50/100, potential returns may be limited by tenant quality and local demand. Value-add renovation With a condition score of 65/100, there is room for improvements that could enhance both living standards and market appeal, justifying the investment in renovations. Given the 9.9% gap to fair value, strategic upgrades could provide significant upside potential while retaining strong rental interest, especially in a subvalorizada market. Family rental This 3-bed apartment is well-suited for families looking for long-term accommodations in a community-oriented environment, although the neighbourhood amenities score of 50/100 indicates that local services may be limited. The combination of a relatively low purchase price and reasonable gross yield supports the idea of it being a viable family rental option.
Economic volatility risk The economic stability score of 35/100 indicates a high risk of fluctuating market conditions that could impact rental income and property value.**
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