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 51 m², energy rating E. Located on rua Batalha do Viso, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers direct views of the Sado River and Baluarte de Santo Amaro, along with a terrace for outdoor relaxation. Condition Notes: Renovated with excellent sunlight exposure.
The valuation. The asking price of €227,000 sits significantly above the fair value of €182,654, indicating the property is overpriced by €44,346 (24.3%). This discrepancy suggests limited negotiation potential. Buy-to-flip angle. Given the prevailing market conditions, a buy-to-flip strategy may struggle to yield desirable returns due to high acquisition costs. Quick resale at a competitive price would be necessary to recoup initial investment. Buy-to-let angle. A rental strategy could generate an estimated gross yield of 4.5%, translating to around €851/month. This approach may provide stable cash flow, leveraging the property’s proximity to the Setúbal industrial zone for tenant demand.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Batalha do Viso | Subject | €227,000 | €4,451 | — | — | 58 |
| rua João Maria Jales | Active | €220,000 | €2,821 | 36.6% | 60 | 53 |
| Setúbal (São Sebastião) · 190703 | Active | €258,500 | €3,447 | 22.6% | — | 61 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0c04c4 | Active | €227,000 | €4,633 | 4.1% | — | 48 |
| rua Lúcia da Encarnação Maracoto, 5 | Active | €292,000 | €3,174 | 28.7% | 70 | 54 |
| Median comp | €242,750 | €3,311 | 25.6% | 65 | 54 |
Long-term rental Given the current listing price of €227,000, the property is overpriced by 24.3% compared to its fair value of €182,654, limiting potential returns for long-term rental investments. Although it offers a gross yield of 4.5%, the high acquisition cost does not justify the rental income potential in an area with a neighbourhood score of 58/100. Family rental With a fair value gap of 24.3% at €227,000, this property is overpriced, making it less appealing for family rentals that may seek better value in more affordable housing. The low condition rating of 0/100 raises concerns about required maintenance expenses, impacting profitability for potential family tenants. Buy-and-hold The significant overpricing at €227,000, compared to a fair value of €182,654, suggests that a buy-and-hold strategy may not be optimal in this market. While Setúbal's proximity to Lisbon offers some employment opportunities, the high initial investment may hinder long-term capital appreciation due to the 4.5% yield and overall property condition issues.
Economic Vulnerability The property has a low economic stability score of 55/100, indicating potential risks in sustaining rental income during economic downturns. Tenant Reliability With a tenant stability score of 60/100, there is an above-average risk of tenant turnover, which could impact rental revenue.
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