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 apartment of 50 m² on the 12th floor, built in 1982, energy rating D. Located on rua do Moinho do Frade, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property features a charming balcony with city views and includes a rare parking option for the area, enhancing both comfort and convenience for urban living.
The valuation. The asking price of €160,000 sits €27,587 (14.7%) below the fair value of €187,587, indicating that the property is underpriced in the current market.
Fair value modelled at €187,587 from 6 comparable sales in the area. Asking €160,000 sits €27,587 (14.7%) below — the upside to fair value.
Asking €160,000 versus the rua do Moinho do Frade area baseline of €178,002 (€3,560/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €178,002, adjusted for condition and micro-location, gives a modelled fair value of €187,587 (€3,752/m²), a €27,587 (14.7%) gap versus the €160,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Moinho do Frade | Subject | €160,000 | €3,200 | — | 58 | 51 |
| rua António José Baptista S / N | Active | €275,000 | €3,056 | 4.5% | — | 48 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 42.0% | 68 | 50 |
| rua João Maria Jales | Active | €230,000 | €2,987 | 6.7% | 50 | 44 |
| Setúbal (São Sebastião) · b32a7b | Active | €270,000 | €3,649 | 14.0% | 62 | 55 |
| Median comp | €250,000 | €3,353 | 4.8% | 62 | 49 |
Long-term rental This 1-bed apartment in Setúbal presents a solid opportunity for long-term rental, with a competitive yield of 4.5% gross amidst a reasonable gap of 14.7% below its fair value of €187,587. The favorable pricing makes it an attractive option for steady income in a region influenced by Setúbal's industrial area. Value-add renovation The apartment's current condition of 54/100 suggests significant potential for value-add renovation, which could enhance its appeal and rental yield further. Investing in upgrades could align the property more closely with its fair value and attract higher-quality tenants in the neighborhood.
Economic and Tenant Instability The combined scores of 55 for economic stability and 50 for tenant stability indicate a heightened risk of vacancies and unstable income streams, which could negatively impact investment returns.
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Modelo B — €177 594. O modelo estatístico avalia os atributos do imóvel em €219 252 ao nível de preço pedido, convertido para nível de venda pelo desvio medido na freguesia (×0,810). Por que é que comparam o preço do anúncio com o preço dos comparáveis ajustado pelo gap? Não deveria ser uma…
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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