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 129 m², built in 1970, energy rating D. Located on avenida dos Ciprestes, 54, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The apartment includes a spacious balcony that enhances outdoor living and provides picturesque views of Setúbal, making it a rare find in the area.
The valuation. The asking price of €349,000 sits approximately 2.4% below the fair value of €357,682, indicating it is fairly priced in relation to its market value. Therefore, it reflects a balanced investment opportunity.
Fair value modelled at €357,682 from 6 comparable sales in the area. Asking €349,000 sits €8,682 (2.4%) below — the upside to fair value.
Asking €349,000 versus the avenida dos Ciprestes, 54 area baseline of €299,602 (€2,322/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €299,602, adjusted for condition and micro-location, gives a modelled fair value of €357,682 (€2,773/m²), a €8,682 (2.4%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Ciprestes, 54 | Subject | €349,000 | €2,705 | — | 65 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6a910a | Active | €395,000 | €3,211 | 18.7% | 70 | 49 |
| rua Tenente Jean Raymond | Active | €270,000 | €2,621 | 3.1% | 70 | 52 |
| praceta José Maria da Silva, 3 | Active | €315,000 | €2,864 | 5.8% | 65 | 52 |
| avenida Doutor António Rodrigues Manito, 14 | Active | €295,000 | €2,682 | 0.9% | 60 | 54 |
| Median comp | €305,000 | €2,773 | 2.5% | 68 | 52 |
Long-term rental Given the fair valuation of €357,682 versus the listing price of €349,000, the property is positioned to generate a gross yield of 4.4%, which aligns with stable long-term rental expectations. However, the neighborhood rating of 58/100 suggests that tenant quality may not be optimal, potentially impacting tenant desirability and retention. Value-add renovation While the property is assessed at a fair price, its condition rating of 66/100 indicates room for improvement through renovations that could enhance both the property value and rental income potential. Investing in upgrades in this area could help bridge the gap between current performance and further elevate attractiveness in the housing market, given that the neighborhood's economic factors may support enhanced property values post-renovation.
Economic Vulnerability The economic stability score of 40/100 indicates a higher risk of downturns that could lead to decreased rental demand and potential tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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