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 82 m² on the 2nd floor, energy rating D. Located on praceta Manuel Envia, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features comprehensive infrastructure renovations and new fixtures, ensuring modern functionality and aesthetic appeal in a bright, open layout.
The valuation. The asking price of €365,000 is significantly higher than the fair value of €303,420, making it overpriced by €61,580 (20.3%). This disparity suggests caution for buyers assessing the property’s true worth.
Fair value modelled at €303,420 from 6 comparable sales in the area. Asking €365,000 sits €61,580 (20.3%) above — overpriced versus fair value.
Asking €365,000 versus the praceta Manuel Envia area baseline of €235,398 (€2,871/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €235,398, adjusted for condition and micro-location, gives a modelled fair value of €303,420 (€3,700/m²), a €61,580 (20.3%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Manuel Envia | Subject | €365,000 | €4,451 | — | 80 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0c05b1 | Active | €335,000 | €3,526 | 20.8% | 78 | 39 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8315c7 | Active | €305,000 | €3,765 | 15.4% | 81 | 51 |
| rua Tenente Jean Raymond | Active | €320,000 | €4,267 | 4.1% | 78 | 58 |
| praceta Professora Virgínia Rau, 8 | Active | €265,000 | €3,272 | 26.5% | 74 | 48 |
| Median comp | €312,500 | €3,646 | 18.1% | 78 | 50 |
Long-term rental This apartment is overpriced by 20.3%, with a fair value of €303,420 compared to its listing price of €365,000, which diminishes the potential return on investment. The gross yield of 3.4% is underwhelming, reflecting a mismatch between the property price and the average rental demand in the semi-rural Setúbal area. Family rental While this 3-bed apartment could appeal to families seeking more space, it remains overpriced at €365,000 when fair market value suggests €303,420. The neighborhood's mixed rating of 51/100 indicates limited appeal that may hinder occupancy rates and overall investment returns.
Economic and Tenant Instability The combined economic stability score of 45 and tenant stability score of 55 indicates a heightened risk of fluctuating rental income and potential tenant turnover, suggesting an unstable investment environment.
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