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.
2-bedroom, 1-bathroom apartment of 85 m² on the 3rd floor, built in 1998, energy rating E. Located on rua Afonso Castro, 7, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This top-floor apartment offers unique vaulted ceilings that enhance the natural light and create a spacious feel, alongside a dedicated pantry for additional storage.
The valuation. The asking price of €239,000 is just below the fair value of €247,965, making it fair by €8,965 or 3.6%. This suggests that the property is reasonably priced in the current market context.
Fair value modelled at €247,965 from 6 comparable sales in the area. Asking €239,000 sits €8,965 (3.6%) below — the upside to fair value.
Asking €239,000 versus the rua Afonso Castro, 7 area baseline of €203,698 (€2,396/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €203,698, adjusted for condition and micro-location, gives a modelled fair value of €247,965 (€2,917/m²), a €8,965 (3.6%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Afonso Castro, 7 | Subject | €239,000 | €2,812 | — | 70 | 46 |
| rua Alves da Silva, 27 3 | Active | €265,000 | €2,732 | 2.8% | 63 | 58 |
| 6c7ae8 | Active | €230,000 | €3,710 | 31.9% | 72 | 59 |
| rua Nossa Senhora do Carmo, 26 | Active | €250,000 | €3,125 | 11.1% | 70 | 53 |
| avenida Bento de Jesus Caraça | Active | €195,000 | €2,786 | 0.9% | 72 | 46 |
| Median comp | €240,000 | €2,956 | 5.1% | 71 | 56 |
Family rental The property offers a gross yield of 3.8%, aligning with typical returns for family rental investments in regional markets. However, the neighborhood rating of 46/100 indicates potential challenges in attracting higher-quality tenants, suggesting careful tenant selection will be crucial. Long-term rental With a fair value of €247,965 compared to the listing price of €239,000, this 2-bed apartment presents a stable option for long-term rental without significant upward price pressure. The existing condition rating of 69/100 suggests maintenance needs, which could affect profitability over time in a competitive rental market.
Economic and Tenant Instability With an economic stability score of 45 and a tenant stability score of 50, there is a heightened risk of financial difficulties and tenant turnover, increasing vacancy rates and decreasing rental income potential.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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