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.
4-bedroom, 2-bathroom apartment of 172 m², energy rating C. Located on avenida 22 de Dezembro, 21E, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The apartment includes a cozy balcony that offers breathtaking panoramic views of the Sado River, enhancing the charm of urban living in Setúbal.
The valuation. The asking price of €740,000 significantly exceeds the fair value of €550,965, representing an overvaluation of €189,035 (34.3%). This property is clearly overpriced given the current market conditions.
Fair value modelled at €550,965 from 6 comparable sales in the area. Asking €740,000 sits €189,035 (34.3%) above — overpriced versus fair value.
Asking €740,000 versus the avenida 22 de Dezembro, 21E area baseline of €430,847 (€2,505/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €430,847, adjusted for condition and micro-location, gives a modelled fair value of €550,965 (€3,203/m²), a €189,035 (34.3%) gap versus the €740,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 22 de Dezembro, 21E | Subject | €740,000 | €4,302 | — | 73 | 57 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 7.6% | 75 | 48 |
| rua Gil Eanes | Active | €285,000 | €2,969 | 31.0% | 74 | 53 |
| praceta Afonso de Paiva | Active | €340,000 | €3,400 | 21.0% | 70 | 42 |
| Setúbal (São Sebastião) · 6a9580 | Active | €345,000 | €2,575 | 40.2% | 72 | 49 |
| Median comp | €335,000 | €3,185 | 26.0% | 73 | 49 |
Long-term rental Due to the property’s gross yield of 2.4%, the long-term rental strategy may not yield sufficient returns to justify the purchase price of €740,000. With a fair value of €550,965, the property appears overpriced, making it a less attractive option for stable income generation. Buy-and-hold The current market conditions along with the valuation gap of 34.3% indicate that holding this property may not provide the expected appreciation necessary for a successful buy-and-hold strategy. As it stands, the purchase price significantly exceeds its fair market value, limiting future investment potential. Family rental While the property could initially attract families seeking space, the 57/100 neighbourhood rating and the pricing at €740,000 suggest that it may struggle to attract tenants willing to pay a premium. Consequently, the investment appears overpriced, which could hinder long-term family rental viability.
Low Economic Stability Risk With an economic stability score of 40/100, there is a heightened risk of market fluctuations affecting property value and rental income.
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