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, 1-bathroom apartment of 77 m², built in 1976, energy rating C. Located on rua Doctor Luis Teixeira de Macedo, 44, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Exceptional access to public transport and amenities, combined with the potential for personalization, makes this T2 apartment an attractive investment in the thriving Camarinha neighborhood.
The valuation. The asking price of €229,900 is significantly below the fair value of €302,655, representing an undervaluation of €72,755 (24.0%). This property presents an attractive opportunity for savvy investors seeking value.
Fair value modelled at €302,655 from 6 comparable sales in the area. Asking €229,900 sits €72,755 (24.0%) below — the upside to fair value.
Asking €229,900 versus the rua Doctor Luis Teixeira de Macedo, 44 area baseline of €274,208 (€3,561/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €274,208, adjusted for condition and micro-location, gives a modelled fair value of €302,655 (€3,931/m²), a €72,755 (24.0%) gap versus the €229,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doctor Luis Teixeira de Macedo, 44 | Subject | €229,900 | €2,986 | — | 65 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ee8872 | Active | €269,000 | €4,339 | 45.3% | 65 | 49 |
| avenida Luisa Todi. Não | Active | €375,000 | €3,713 | 24.4% | — | 54 |
| rua Santiago | Active | €260,000 | €4,127 | 38.2% | 67 | 50 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 25.1% | 70 | 52 |
| Median comp | €282,000 | €3,931 | 31.6% | 67 | 51 |
Long-term rental With a fair value of €302,655, this property is currently listed at €229,900, reflecting a 24.0% gap that indicates it is underpriced for the market. The gross yield of 4.3% is attractive given the moderate demand for housing in the peripheral location of Setúbal. Buy-and-hold The investment narrative for holding this property is strengthened by its significant undervaluation, potentially allowing for capital appreciation over time as the market stabilizes. Despite the neighborhood's limited employment opportunities, the favorable price position creates a favorable entry point for long-term investors. Not ideal for luxury market Given the basic amenities and moderate demand characteristic of this peripheral location, this property does not cater to the luxury segment. With its lower neighborhood quality rating of 58/100, it is unlikely to appeal to affluent buyers looking for high-end features. Not ideal for short-term vacation rental The car-dependent nature of the area in Setúbal, paired with limited local attractions, diminishes the viability of this property as a short-term vacation rental. The neighborhood's rating of 58/100 suggests that it may not attract tourists seeking lively destinations or easy access to amenities.
Tenant turnover risk With a tenant stability score of 60/100, there is a moderate risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
