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.
1-bedroom, 1-bathroom apartment of 50 m² on the 6th floor, built in 1997, energy rating E. Located on rua Henrique Augusto Rocha, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property boasts panoramic views of Setúbal from the sixth floor and is minutes away from local parks and recreational areas, enhancing its urban living experience.
The valuation. The asking price of €210,000 is significantly above the fair value of €178,816, creating an overvaluation of €31,184, or 17.4%. This property is overpriced based on current market conditions.
Fair value modelled at €178,816 from 6 comparable sales in the area. Asking €210,000 sits €31,184 (17.4%) above — overpriced versus fair value.
Asking €210,000 versus the rua Henrique Augusto Rocha area baseline of €168,969 (€3,379/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €168,969, adjusted for condition and micro-location, gives a modelled fair value of €178,816 (€3,576/m²), a €31,184 (17.4%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Henrique Augusto Rocha | Subject | €210,000 | €4,200 | — | 50 | 45 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 438ed4 | Active | €170,000 | €3,778 | 10.1% | 62 | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0c04c4 | Active | €227,000 | €4,633 | 10.3% | — | 48 |
| Setúbal (São Sebastião) · 38b80f | Active | €166,000 | €5,188 | 23.5% | 54 | 57 |
| avenida do Alentejo, 7 | Active | €269,990 | €3,375 | 19.6% | 55 | 45 |
| Median comp | €198,500 | €4,206 | 0.1% | 55 | 52 |
Buy-and-hold Given the 17.4% gap to fair value and a gross yield of 3.6%, this property is not an optimal buy-and-hold investment. The limited urban benefits in the neighbourhood suggest potential challenges in achieving consistent rent increases which may impact long-term returns. Value-add renovation While the 53/100 condition score indicates some room for improvement, the 17.4% gap vs fair value suggests that the costs of renovation may not yield sufficient returns. Additionally, the neighbourhood's 45/100 rating reflects a lack of demand drivers that could undermine renovation efforts and value appreciation. Family rental This property is not well-suited for family rental, as the 45/100 neighbourhood score and proximity to rural farmland may limit its appeal to families seeking suburban amenities and schools. Furthermore, with the property priced 17.4% above fair value, the potential rental income may not justify the investment. Not ideal for: Luxury market, Short-term vacation rental, Student housing --
Economic and Tenant Instability The property may face a high risk of tenant turnover and missed rental income, indicated by both the economic stability score of 45 and the tenant stability score of 45, suggesting a volatile market environment.
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