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 apartment of 99 m² on the 3rd floor, built in 1994, energy rating E. Located on rua Afonso Castro, 20, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a newly installed roof, enhancing durability and insulation, and is strategically located in proximity to essential services and educational facilities.
The valuation. The asking price of €269,850 is situated below the fair value of €297,593 by €27,743 (9.3%), indicating a fair valuation considering the current market trends.
Fair value modelled at €297,593 from 6 comparable sales in the area. Asking €269,850 sits €27,743 (9.3%) below — the upside to fair value.
Asking €269,850 versus the rua Afonso Castro, 20 area baseline of €254,718 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €254,718, adjusted for condition and micro-location, gives a modelled fair value of €297,593 (€3,006/m²), a €27,743 (9.3%) gap versus the €269,850 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Afonso Castro, 20 | Subject | €269,850 | €2,726 | — | 64 | 51 |
| rua Nossa Senhora Carmo, 20 | Active | €275,000 | €3,022 | 10.9% | 68 | 46 |
| praceta Meia Laranja, 8 | Active | €269,000 | €3,363 | 23.4% | 65 | 49 |
| praceta Fernando Pessoa | Active | €299,000 | €2,990 | 9.7% | 65 | 50 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 21.5% | 65 | 51 |
| Median comp | €272,000 | €3,168 | 16.2% | 65 | 50 |
Long-term rental This property offers a gross yield of 4.6%, which is moderate but aligns with the fair market value, indicating a stable potential for long-term occupancy. Given the neighborhood's quality rating of 51/100, the property may attract renters looking for more affordability over luxury. Value-add renovation With a condition rating of 65/100, this apartment presents opportunities for renovations that could enhance its appeal and rental yield, even if the current pricing reflects the fair market. Improvements could potentially increase the property value, aligning it more closely with the €297,593 fair value benchmark. Family rental Positioned in a neighborhood with basic amenities, this apartment may serve as a reasonable option for families seeking affordable housing near Setúbal. While the area may lack some urban conveniences, its fair valuation suggests it could meet the needs of long-term family tenants. Short-term vacation rental Given its fair value assessment and the area's overall low desirability, this property is not well-suited for a short-term vacation rental strategy. The neighborhood's quality and limited attractions detract from its potential for short-term tourist appeal. Student housing The apartment's fair market valuation and neighborhood rating suggest it lacks the competitive edge needed to attract a student demographic effectively. Nearby amenities may not sufficiently cater to the needs of student renters, making this strategy less viable. Luxury market With a fair valuation of €269,850, the property clearly does not align with the luxury market segment due to its neighborhood score of 51/100 and moderate condition. These factors combine to indicate that this property is not suitable for luxury-focused investments.
Economic instability risk: With an economic stability score of 40/100, there is a significant risk of downturns affecting rental incomes and property values.
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