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 113 m² on the 2nd floor, built in 1974, energy rating C. Located on rua Mariano Coelho, 22, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment's design incorporates hidden doors and integrated storage solutions that enhance functionality while maintaining a sleek, uniform aesthetic throughout the space.
The valuation. The asking price of €425,000 exceeds the fair value of €383,049 by €41,951, or 11.0%. This indicates that the property is overpriced.
Fair value modelled at €383,049 from 6 comparable sales in the area. Asking €425,000 sits €41,951 (11.0%) above — overpriced versus fair value.
Asking €425,000 versus the rua Mariano Coelho, 22 area baseline of €290,097 (€2,567/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 €290,097, adjusted for condition and micro-location, gives a modelled fair value of €383,049 (€3,390/m²), a €41,951 (11.0%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mariano Coelho, 22 | Subject | €425,000 | €3,761 | — | 79 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 1624ef | Active | €435,000 | €3,295 | 12.4% | 75 | 47 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 5.7% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 86ccbb | Active | €365,000 | €3,380 | 10.1% | 75 | 58 |
| avenida Luísa Todi | Active | €319,000 | €3,625 | 3.6% | 75 | 47 |
| Median comp | €347,500 | €3,503 | 6.9% | 75 | 48 |
Long-term rental The property is overpriced at €425,000 compared to its fair value of €383,049, indicating diminished potential for yield growth. With a gross yield of only 2.9%, the investment presents limited return prospects in the long-term rental market. Buy-and-hold At a market price exceeding fair value, this property may struggle to generate substantial appreciation over time. The combination of its 81/100 condition rating and a low neighborhood score of 58/100 suggests ongoing challenges in realizing value enhancement for a buy-and-hold strategy.
Potential for Revenue Fluctuation The economic stability score of 55 suggests potential volatility in local economic conditions, which may impact tenant retention and rental revenue stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
