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 76 m² on the 2nd floor, energy rating D. Located on praceta Manuel Envia, 5, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Property Features: This apartment features two fronts with north/south solar orientation, ensuring exceptional natural light and ventilation throughout the day.
The valuation. The asking price of €365,000 sits €88,080 (31.8%) above the fair value of €276,920, rendering it overpriced. Buyers should thus exercise caution when considering this property for investment.
Fair value modelled at €335,508 from 6 comparable sales in the area. Asking €350,000 sits €14,492 (4.3%) above — overpriced versus fair value.
Asking €350,000 versus the praceta Manuel Envia, 3 area baseline of €278,332 (€3,662/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €278,332, adjusted for condition and micro-location, gives a modelled fair value of €335,508 (€4,415/m²), a €14,492 (4.3%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Manuel Envia, 3 | Subject | €350,000 | €4,605 | — | 92 | 58 |
| praceta Manuel Envia, 3 | Active | €365,000 | €3,763 | 18.3% | 75 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0c05b1 | Active | €335,000 | €3,526 | 23.4% | 78 | 39 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · e6c019 | Active | €365,000 | €4,563 | 0.9% | 93 | — |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0acba1 | Active | €365,000 | €4,803 | 4.3% | 88 | 49 |
| Median comp | €365,000 | €4,163 | 9.6% | 83 | 49 |
Long-term rental The property at €365,000 is significantly overpriced compared to its fair value of €276,920, resulting in a 31.8% gap. With a gross yield of only 3.4%, this investment lacks the potential for attractive long-term returns in the current market conditions. Buy-and-hold Given the property's current listing price, it is expected to underperform as a buy-and-hold investment. The overpriced nature at €365,000, compared to the fair value of €276,920, does not justify the limited growth prospects or the lower-quality neighborhood rating of 58/100. Family rental While the property may appeal to families due to its size, the significant overvaluation at €365,000 deters potential investment. With an average yield of 3.4% and basic local amenities, it may struggle to meet family rental expectations in a competitive market. Not ideal for Short-term vacation rental, Luxury market, Student housing.
Economic Vulnerability The property's economic stability score of 45/100 indicates a high risk of economic downturns, which may affect rental income and property value.
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