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 90 m² on the 3rd floor, energy rating C. Located on praceta Mestre Boitaca, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. The apartment features two balconies that enhance its brightness and offer outdoor relaxation, positioned in a well-connected area with easy access to Lisbon and local amenities.
The valuation. The asking price of €345,000 sits €22,330 (6.9%) above the fair market value of €322,670, indicating a competitive but fair valuation for this property. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the apartment's high-quality finishes in the desirable market of Setúbal, aiming to sell quickly for an enhanced return. Buy-to-let angle. With an estimated rental income of €1,006 per month, the gross yield of 3.5% offers a stable return for long-term investors prioritizing steady cash flow in the region.
Fair value modelled at €322,670 from 6 comparable sales in the area. Asking €345,000 sits €22,330 (6.9%) above — overpriced versus fair value.
Asking €345,000 versus the praceta Mestre Boitaca area baseline of €253,280 (€2,814/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €253,280, adjusted for condition and micro-location, gives a modelled fair value of €322,670 (€3,585/m²), a €22,330 (6.9%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Mestre Boitaca | Subject | €345,000 | €3,833 | — | 80 | 49 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 3.7% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 86ccbb | Active | €365,000 | €3,380 | 11.8% | 75 | 58 |
| rua Fernando Santos, 29 | Active | €390,000 | €3,545 | 7.5% | 75 | 47 |
| avenida Luísa Todi | Active | €319,000 | €3,625 | 5.4% | 75 | 47 |
| Median comp | €347,500 | €3,585 | 6.5% | 75 | 48 |
Long-term rental This property offers a gross yield of 3.5%, which is a fair return in Setúbal's current market conditions. However, the neighborhood score of 49/100 indicates some limitations in tenant appeal and local amenities. Value-add renovation With a condition score of 80/100, the apartment has good bones for a potential value-add renovation that could increase its attractiveness. Nevertheless, the small-town rural context suggests that significant upgrades may not yield substantial returns in this area. Not ideal for luxury market Given the rural location and limited local amenities, this property does not align well with the luxury market demands. The fair value assessment indicates it is adequately priced within its market segment. Not ideal for short-term vacation rental The limited amenities characteristic of small towns weakens its viability for short-term vacation rentals. Investors should be cautious, as sustained demand is likely to be challenged in this area. Not ideal for student housing The local economy primarily based on agriculture and the rural characteristics of Setúbal do not support a student housing market. Additionally, the lack of nearby educational institutions further complicates this option.
Economic Concerns The economic stability score of 45/100 indicates a high risk of fluctuations in the local market that could impact property value negatively.
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