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, 2-bathroom apartment of 91 m² on the 3rd floor, built in 1989, energy rating F. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features two facades that ensure abundant natural light and offers a modern kitchen with high-quality finishes, enhancing its appeal for both homeowners and investors.
The valuation. The asking price of €295,000 sits below the fair value of €319,058, reflecting a difference of €24,058 (7.5%). This property is considered to be priced fairly in the current market landscape.
Fair value modelled at €319,058 from 6 comparable sales in the area. Asking €295,000 sits €24,058 (7.5%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €257,851 (€2,834/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €257,851, adjusted for condition and micro-location, gives a modelled fair value of €319,058 (€3,506/m²), a €24,058 (7.5%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 7ca8a9 | Subject | €295,000 | €3,242 | — | 73 | 56 |
| Carvalhal · 3a7107 | Active | €655,000 | €4,613 | 42.3% | 68 | 48 |
| rua Doutor António Rodrigues Costa | Active | €289,000 | €4,379 | 35.1% | 70 | 55 |
| avenida Bento de Jesus Caraça | Active | €195,000 | €2,786 | 14.1% | 72 | 46 |
| rua Nossa Senhora Carmo, 26 | Active | €279,900 | €3,635 | 12.1% | 75 | 55 |
| Median comp | €284,450 | €4,007 | 23.6% | 71 | 52 |
Buy-and-hold The property's current listing price reflects a fair value, indicating that it may not yield significant capital appreciation over time despite the proximity to Setúbal's economic activities. With a gross yield of 3%, this investment may offer stable but limited cash flow, meriting consideration for long-term holding strategies. Value-add renovation While the 75/100 condition rating offers opportunities for improvements, the property's fair valuation suggests that extensive renovations may not generate returns that justify the initial investment. Considering the modest 7.5% gap to fair value, any investment in renovations must be carefully evaluated against potential market appreciation. Family rental The property’s fair valuation aligns with the family rental strategy; however, the neighbourhood quality rating of 56/100 indicates challenges in attracting high-quality tenants. The 3% yield suggests that while it may serve as a stable rental income, it lacks the competitive edge needed for higher-demand family markets.
Economic volatility risk The low economic stability score of 45/100 indicates a higher likelihood of fluctuating market conditions, which may impact property values and rental income 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
