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 90 m² on the 5th floor, energy rating C. Located on rua Luis Gonzaga do Nascimento, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features two balconies with views of the Sado River and easy access to the historic center and shopping area, enhancing its urban living experience.
The valuation. The asking price of €315,000 represents a significant discount of €64,118 (16.9%) compared to the fair value of €379,118. This property is positioned as underpriced within the current market.
Fair value modelled at €379,118 from 6 comparable sales in the area. Asking €315,000 sits €64,118 (16.9%) below — the upside to fair value.
Asking €315,000 versus the rua Luis Gonzaga do Nascimento area baseline of €305,509 (€3,395/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €305,509, adjusted for condition and micro-location, gives a modelled fair value of €379,118 (€4,212/m²), a €64,118 (16.9%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luis Gonzaga do Nascimento | Subject | €315,000 | €3,500 | — | 85 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8750bc | Active | €377,000 | €4,189 | 19.7% | 78 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 15e2b0 | Active | €377,000 | €4,236 | 21.0% | 82 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 89e69a | Active | €385,000 | €3,377 | 3.5% | 70 | 48 |
| parque Natural da Arrábida | Active | €375,000 | €3,827 | 9.3% | 72 | 46 |
| Median comp | €377,000 | €4,008 | 14.5% | 75 | 50 |
Long-term rental Given the gap of 16.9% between the listing price of €315,000 and the fair value of €379,118, this property presents a compelling long-term rental opportunity with a healthy gross yield of 3.5%. While the neighborhood score is average at 58/100, assuming proximity to Setúbal enhances its appeal for stable tenants seeking longer leases. Family rental This 3-bedroom apartment is particularly well-suited for family rentals, as the property’s condition is rated at 80/100, suggesting it is move-in ready for families. The area's economic context and amenities, although modest, provide essential services that families prioritize, making this an attractive option in the long-term rental market.
Economic and Tenant Stability Risk The property's economic stability score of 55 and tenant stability score of 55 indicate a potential for volatility in rental income and occupancy levels, which can negatively impact overall investment returns.
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