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 house of 64 m², energy rating E. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Investment Opportunity: The property contains a 16m² commercial space and has the potential for substantial rental income through the development of five independent units.
The valuation. The asking price of €180,000 is above the fair value of €163,677, representing a difference of €16,323, or 10.0%. This property is considered to be priced fair based on its condition and market trends.
Fair value modelled at €163,677 from 6 comparable sales in the area. Asking €180,000 sits €16,323 (10.0%) above — overpriced versus fair value.
Asking €180,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €188,217 (€2,941/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 20/100 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 €188,217, adjusted for condition and micro-location, gives a modelled fair value of €163,677 (€2,557/m²), a €16,323 (10.0%) gap versus the €180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 7ca8b1 | Subject | €180,000 | €2,813 | — | 15 | 59 |
| beco das Fontainhas | Active | €240,000 | €2,051 | 27.1% | — | 48 |
| Palmela · 1e6036 | Active | €450,000 | €2,368 | 15.8% | — | 54 |
| azinhaga da Nova Sintra S / N | Active | €155,000 | €1,845 | 34.4% | — | 52 |
| rua Major Pedroso Gamito, 31 | Active | €390,000 | €2,746 | 2.3% | 45 | 52 |
| Median comp | €315,000 | €2,210 | 21.4% | 45 | 52 |
Long-term rental The 2-bed house in Setúbal presents a fair investment opportunity with a yield of 5.9%, which is an attractive feature for long-term rental strategies. However, with a fair value gap of 10.0%, this property should be scrutinized to ensure it meets long-term profitability objectives. Buy-and-hold Investing in this property with a fair valuation of €180,000 may yield moderate returns over time, particularly given the yield of 5.9%. Nevertheless, investors should be cautious of the property's condition at 20/100, as this may impact its long-term durability and marketability. Family rental The house’s location in a rural area of Setúbal, combined with its close proximity to agricultural economic activities, may appeal to families seeking a quieter lifestyle. While it holds a potential gross yield of 5.9%, the home’s fair valuation indicates the investment must be carefully considered in terms of maintenance and service accessibility for tenants. Not ideal for Luxury market Given the neighborhood rating of 59/100 and the property's condition of 20/100, it does not align with the luxury market expectations, which typically demand higher standards in both location and property condition. Investing here would not attract the affluent clientele sought in luxury housing markets. Not ideal for Student housing This property, situated in a predominantly agricultural area and with a modest neighborhood score of 59/100, lacks the vibrancy and amenities typically favored by student renters. The long-term rental yield may not be sufficient to attract this demographic, making student housing an unsuitable strategy.
Low Economic and Tenant Stability Risk The property is exposed to significant risk due to a low economic stability score of 40/100 and a tenant stability score of 50/100, indicating potential difficulties in maintaining steady rental income and high vacancy rates.
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