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 59 m² on the 9th floor, built in 1987, energy rating C. Located on avenida República da Guiné-Bissau, 30, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: This apartment boasts two balconies, one offering stunning river views while the other overlooks picturesque mountains, enhancing its desirability in a central location. Investment Verdict: Ideal for living or renting in a high-demand area.
The valuation. The asking price of €217,500 sits only €470 (0.2%) above the fair value of €217,030, indicating that the property is fairly priced and justified within the current market conditions. Buy-to-flip angle. The potential for resale lies in enhancing the apartment through minor renovations, targeting a price increase that could capitalize on the local market's potential for appreciation. Buy-to-let angle. With an estimated gross yield of 3.9%, renting at approximately €707/month provides a steady income stream for investors adopting a buy-and-hold strategy in this mixed neighborhood.
Fair value modelled at €217,030 from 6 comparable sales in the area. Asking €217,500 sits €470 (0.2%) above — overpriced versus fair value.
Asking €217,500 versus the avenida República da Guiné-Bissau, 30 area baseline of €203,838 (€3,455/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 €203,838, adjusted for condition and micro-location, gives a modelled fair value of €217,030 (€3,678/m²), a €470 (0.2%) gap versus the €217,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida República da Guiné-Bissau, 30 | Subject | €217,500 | €3,686 | — | 55 | 52 |
| rua Amílcar Cabral, 7 | Active | €170,000 | €5,152 | 39.7% | 60 | 48 |
| rua Camilo Castelo Branco, 136 | Active | €259,000 | €3,453 | 6.3% | 52 | 50 |
| avenida Infante Dom Henrique, 22 | Active | €185,000 | €2,467 | 33.1% | 60 | 57 |
| avenida Luisa Todi. Não | Active | €375,000 | €3,713 | 0.7% | — | 54 |
| Median comp | €222,000 | €3,583 | 2.8% | 60 | 52 |
Long-term rental A long-term rental strategy may be viable given the 3.9% gross yield, which is respectable in the context of the local market. However, the rural character of Setúbal poses risks related to economic and tenant stability that should be carefully considered. Family rental The property could appeal to families given its size and location, but the modest neighbourhood scores indicate limited amenities and infrastructure. Families may weigh these factors against the property's fair valuation as they assess their long-term residence options. Buy-and-hold Investing in a buy-and-hold strategy could be justified given the current fair valuation of the property, but the condition and neighbourhood scores suggest a potential need for further investment. Furthermore, the rural setting may limit appreciation potential, making it a less attractive option for long-term growth.
Economic Vulnerability The economic stability score of 45/100 indicates a significant risk of market volatility that could impact property value and rental income reliability.
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