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.
4-bedroom, 1-bathroom apartment of 127 m², energy rating C. Located on rua Doutor Miguel Homem de Sampaio e Melo, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a private terrace equipped with a barbecue, perfect for outdoor gatherings and relaxation in the heart of the Liceu Neighborhood, Setúbal.
The valuation. The asking price of €365,000 sits slightly above the fair value of €361,664, resulting in a difference of €3,336 (0.9%). This pricing reflects a fair valuation in the current market. Buy-to-flip angle. With high-quality finishes and a desirable layout, this apartment is ideal for a resale strategy targeting buyers looking for modern living spaces. Small renovations can further enhance the resale value, creating profit potential. Buy-to-let angle. A strong gross yield of 4.5% is achievable with an estimated rental income of €1,369 per month. This makes the property a viable investment for long-term rental in the semi-rural Setúbal area.
Fair value modelled at €361,664 from 6 comparable sales in the area. Asking €365,000 sits €3,336 (0.9%) above — overpriced versus fair value.
Asking €365,000 versus the rua Doutor Miguel Homem de Sampaio e Melo area baseline of €255,535 (€2,012/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 €255,535, adjusted for condition and micro-location, gives a modelled fair value of €361,664 (€2,848/m²), a €3,336 (0.9%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Miguel Homem de Sampaio e Melo | Subject | €365,000 | €2,874 | — | 80 | 48 |
| Setúbal (São Sebastião) · 5b878e | Active | €345,000 | €2,500 | 13.0% | 76 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 5da2dd | Active | €385,000 | €2,962 | 3.0% | 75 | 58 |
| Setúbal (São Sebastião) · 5ecff8 | Active | €345,000 | €2,805 | 2.4% | 75 | 45 |
| avenida Dom João | Active | €370,000 | €2,891 | 0.6% | 74 | 54 |
| Median comp | €357,500 | €2,848 | 0.9% | 75 | 51 |
Long-term rental This 4-bed apartment in Setúbal offers a gross yield of 4.5%, which is reasonable given the fair value closely matches the listing price, indicating the potential for stable returns. However, the neighbourhood's rating of 48/100 suggests limited tenant quality and amenities, impacting long-term appeal. Value-add renovation With a condition rating of 82/100, there is some potential for value-add renovations to enhance the property, although the marginal gap to fair value of 0.9% suggests minimal immediate upside. Renovating could improve the apartment's desirability in a semi-rural setting, yet the neighbourhood limitations must still be carefully considered before pursuing this strategy.
Economic Vulnerability The property faces a significant risk of declining tenant demand due to a low economic stability score of 45, indicating potential challenges in the local economy that could affect rental income. Tenant Turnover Risk With a tenant stability score of 50, the property may experience higher turnover rates, leading to increased vacancy periods and costs associated with re-leasing units.
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