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 penthouse of 151 m² on the 6th floor, built in 2004, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The penthouse offers a distinct urban lifestyle with a rooftop equipped with a private gym, small pool, and panoramic views over the Tróia Peninsula and Setúbal Castle.
The valuation. The asking price of €797,000 is significantly above the fair value of €472,947, resulting in a difference of €324,053 (68.5%). This property is therefore overpriced, making it a less attractive investment option.
Fair value modelled at €472,947 from 6 comparable sales in the area. Asking €797,000 sits €324,053 (68.5%) above — overpriced versus fair value.
Asking €797,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €348,737 (€2,310/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €348,737, adjusted for condition and micro-location, gives a modelled fair value of €472,947 (€3,132/m²), a €324,053 (68.5%) gap versus the €797,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 57f8da | Subject | €797,000 | €5,278 | — | 78 | 53 |
| Setúbal (São Sebastião) · 83173a | Active | €385,000 | €2,962 | 43.9% | 75 | 48 |
| rua Abel Salazar, 25 | Active | €477,000 | €3,533 | 33.1% | 77 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 86ccbb | Active | €365,000 | €3,380 | 36.0% | 75 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 1624ef | Active | €435,000 | €3,295 | 37.6% | 75 | 47 |
| Median comp | €410,000 | €3,338 | 36.8% | 75 | 48 |
Long-term rental The property is overpriced at €797,000, with a fair value estimated at €472,947, indicating a substantial gap of 68.5%. The gross yield of 1.9% suggests that this investment is unlikely to generate adequate returns for long-term rental purposes. Value-add renovation Investing in a value-add renovation strategy for this penthouse is not advisable, as the property is currently overpriced by 68.5% compared to its fair value of €472,947. Any improvements made would likely not justify the excessive initial investment given the inadequacies in the neighbourhood, which holds a score of only 53/100. Family rental Given the current valuation of €797,000, which is significantly above the fair market value of €472,947, pursuing a family rental strategy is not prudent. The gross yield of 1.9% and a neighbourhood score of 53/100 further highlight the limitations of this investment for families seeking quality housing.
Economic and Tenant Instability With both economic stability and tenant stability scores at 55/100, the property faces a heightened risk of tenant turnover and potential difficulty in maintaining stable rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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