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, 2-bathroom house of 85 m², energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features a generous 170 m2 outdoor area, ideal for creating a private garden or entertainment space, along with two dedicated parking spaces on-site.
The valuation. The asking price of €408,000 is significantly above fair value, which is assessed at €319,609. This reflects a substantial overpricing of €88,391 (27.7%).
Fair value modelled at €319,609 from 6 comparable sales in the area. Asking €408,000 sits €88,391 (27.7%) above — overpriced versus fair value.
Asking €408,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €281,262 (€3,309/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 €281,262, adjusted for condition and micro-location, gives a modelled fair value of €319,609 (€3,760/m²), a €88,391 (27.7%) gap versus the €408,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0c0623 | Subject | €408,000 | €4,800 | — | 68 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cd08e6 | Active | €475,000 | €3,926 | 18.2% | — | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 37507d | Active | €399,000 | €3,595 | 25.1% | — | 42 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 6.5% | 72 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6273b5 | Active | €364,900 | €3,348 | 30.3% | 68 | 50 |
| Median comp | €381,950 | €3,761 | 21.7% | 70 | 49 |
Long-term rental With a fair value of €319,609, the property is overpriced at €408,000, presenting a gap of 27.7% that undermines its investment potential. The current yield of 3.1% gross is unappealing considering the subpar condition score of 65/100 and the neighborhood rating of 50/100. Buy-and-hold Investing in this property as a buy-and-hold is not advisable due to its significant valuation gap, rendering it overpriced at €408,000 against a fair value of €319,609. The low tenant quality and lackluster neighborhood score signify ongoing challenges in achieving substantial long-term gains in the rural market.
Economic Vulnerability The low economic stability score of 40/100 indicates a heightened risk of market fluctuations impacting rental income and property value.
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