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 89 m², built in 1986, energy rating E. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment benefits from a high-quality marble and wood entrance lobby that contrasts sharply with the unit's dated interiors, enhancing the property’s overall first impression.
The valuation. The asking price of €299,000 is €29,248 (10.8%) above the fair value of €269,752, indicating that the property is overpriced. This discrepancy suggests caution for prospective investors looking for value.
Fair value modelled at €269,752 from 2 comparable sales in the area. Asking €299,000 sits €29,248 (10.8%) above — overpriced versus fair value.
Asking €299,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €254,361 (€2,858/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €254,361, adjusted for condition and micro-location, gives a modelled fair value of €269,752 (€3,031/m²), a €29,248 (10.8%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 76b23c | Subject | €299,000 | €3,360 | — | 53 | 57 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 15.3% | 58 | 48 |
| Setúbal (São Sebastião) · 483b53 | Active | €328,000 | €3,216 | 4.3% | 48 | 49 |
| Median comp | €293,500 | €3,031 | 9.8% | 53 | 49 |
Long-term rental This 3-bed apartment in Setúbal is overpriced at €299,000 given its fair value of €269,752, indicating a 10.8% premium. With a gross yield of only 4.1% and a condition rating of 57/100, it may not attract high-quality long-term tenants in a rural area with limited amenities. Family rental The property’s asking price of €299,000 surpasses its fair value, making it less attractive for family rentals despite its size. The neighborhood's average ratings of 57/100 for both condition and amenities suggest it may not adequately cater to families seeking a comfortable environment.
Economic Instability Risk The property's economic stability score of 40/100 indicates a significant risk of fluctuating income, potentially impacting tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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