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 109 m² on the 3rd floor, built in 1966, energy rating C. Located on rua Tenente Aviador Carlos Alves, 32, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes two private balconies that enhance outdoor living with views over the charming Liceu Neighborhood, perfect for relaxation and entertaining.
The valuation. The asking price of €295,000 is slightly below the fair value of €311,173, indicating a fair property valuation with a difference of €16,173 (5.2%). This suggests a balanced market position for potential investors.
Fair value modelled at €311,173 from 6 comparable sales in the area. Asking €295,000 sits €16,173 (5.2%) below — the upside to fair value.
Asking €295,000 versus the rua Tenente Aviador Carlos Alves, 32 area baseline of €246,143 (€2,258/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €246,143, adjusted for condition and micro-location, gives a modelled fair value of €311,173 (€2,855/m²), a €16,173 (5.2%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tenente Aviador Carlos Alves, 32 | Subject | €295,000 | €2,706 | — | 71 | 56 |
| Setúbal (São Sebastião) · f10a61 | Active | €257,900 | €2,456 | 9.2% | 70 | 54 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 12.5% | 70 | 53 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 11.6% | 74 | 46 |
| Setúbal (São Sebastião) · 1f3545 | Active | €270,000 | €2,813 | 3.9% | 74 | 46 |
| Median comp | €270,000 | €2,635 | 2.7% | 72 | 50 |
Long-term rental The 3-bed apartment in Setúbal presents a gross yield of 4.3%, which is attractive for long-term rental investment in a rural setting. However, given its fair valuation at €295,000 compared to the fair value of €311,173, this investment offers limited upside potential. Buy-and-hold This property aligns with a buy-and-hold strategy due to its fair valuation indicating stability in the current market. Although it generates a reasonable yield of 4.3%, the economic activities in the area being predominantly agricultural may pose challenges for significant appreciation over time.
High Economic Risk The economic stability score of 40/100 indicates a potential for economic downturns, which may jeopardize tenant retention despite a relatively higher tenant stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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