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.
3-bedroom, 2-bathroom duplex of 110 m², energy rating C. Located on rua Fernando Santos, 29, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The duplex features a versatile loft-style attic converted into a private suite, offering exceptional natural light and a distinct separation from the main living areas.
The valuation. The asking price of €390,000 sits at 3.1% above the fair value of €378,452. This indicates the property is priced fairly in relation to market expectations.
Fair value modelled at €378,452 from 6 comparable sales in the area. Asking €390,000 sits €11,548 (3.1%) above — overpriced versus fair value.
Asking €390,000 versus the rua Fernando Santos, 29 area baseline of €293,642 (€2,669/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €293,642, adjusted for condition and micro-location, gives a modelled fair value of €378,452 (€3,440/m²), a €11,548 (3.1%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernando Santos, 29 | Subject | €390,000 | €3,545 | — | 75 | 47 |
| avenida Luísa Todi | Active | €319,000 | €3,625 | 2.2% | 75 | 47 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 12.1% | 75 | 48 |
| rua Luís Gonzaga do Nascimento, 16 | Active | €360,000 | €3,429 | 3.3% | 75 | 50 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 2.6% | 75 | 57 |
| Median comp | €324,500 | €3,539 | 0.2% | 75 | 49 |
Long-term rental The property in Setúbal shows a fair valuation of €390,000 with a gross yield of 3.1%, indicating it can provide steady rental income. However, its lower neighbourhood quality score of 47/100 suggests limited appeal to tenants, potentially affecting long-term occupancy rates. Buy-and-hold Investing in this duplex at €390,000 positions the property fairly within the market, but with a modest yield of 3.1%. The combination of fair price and an average condition score of 79/100 presents reasonable prospects for capital appreciation over time, although the surrounding area may restrict value growth. Family rental This 3-bed duplex in Setúbal is fairly priced at €390,000 and offers potential for family rentals due to its size. Nonetheless, the neighborhood score of 47/100 raises concerns about the amenities and overall desirability for families, which could hinder rental success. Not ideal for: Luxury market, Student housing The valuation and location attributes make this property unsuitable for capturing high-end luxury market demand. Additionally, the average tenant quality and lower neighbourhood score indicate it may not attract students effectively, constraining potential rental income.
Economic Vulnerability The low economic stability score of 35/100 suggests a heightened risk for investment returns, indicating potential market volatility that could impact property values and income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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