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 84 m² on the 2nd floor, energy rating D. Located on rua Garcia Perez, 23, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features two closed balconies and two solar fronts, enhancing natural light exposure and outdoor living potential, ideal for renovation. Condition: The property requires cosmetic updates.
The valuation. The asking price of €275,000 is below the fair value of €299,777 by €24,777 (8.3%), indicating a fair valuation for this property.
Fair value modelled at €299,777 from 6 comparable sales in the area. Asking €275,000 sits €24,777 (8.3%) below — the upside to fair value.
Asking €275,000 versus the rua Garcia Perez, 23 area baseline of €279,464 (€3,327/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €279,464, adjusted for condition and micro-location, gives a modelled fair value of €299,777 (€3,569/m²), a €24,777 (8.3%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Garcia Perez, 23 | Subject | €275,000 | €3,274 | — | 52 | 48 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 5.7% | 68 | 45 |
| Setúbal (São Sebastião) · 5ed0bf | Active | €239,000 | €3,855 | 17.7% | 62 | 49 |
| avenida do Alentejo, 7 | Active | €269,990 | €3,375 | 3.1% | 55 | 45 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 438f53 | Active | €280,000 | €3,684 | 12.5% | 62 | 55 |
| Median comp | €259,995 | €3,530 | 7.8% | 62 | 47 |
Long-term rental The property at €275,000 reflects fair market value with a slight gap of 8.3% below the estimated fair value of €299,777, indicating its pricing is aligned with current market conditions. With a gross yield of 3.9%, it provides a stable opportunity for long-term rental investors despite a modest neighborhood score of 48/100. Family rental This 2-bed apartment in Setúbal is appraised at a fair value, but the neighborhood's lower rating of 48/100 may impact desirability for family renters. However, with a gross yield of 3.9%, it could still cater to families looking for spacious living in a peaceful setting typical of the Alentejo region.
Economic Instability Risk The property faces a significant investment risk due to its low economic stability score of 35/100, indicating potential vulnerability to economic downturns despite a relatively higher tenant stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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