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 72 m² on the 1st floor, energy rating E. Located on avenida Luísa Todi, 361, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a unique dining/lounge area in a closed conservatory that maximizes natural light, enhancing the living space despite the exterior's aged appearance.
The valuation. The asking price of €295,000 sits significantly above fair value at €240,527, indicating it is overpriced by €54,473 or 22.6%. This discrepancy suggests potential buyers should approach with caution.
Fair value modelled at €240,527 from 6 comparable sales in the area. Asking €295,000 sits €54,473 (22.6%) above — overpriced versus fair value.
Asking €295,000 versus the avenida Luísa Todi, 361 area baseline of €191,777 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €191,777, adjusted for condition and micro-location, gives a modelled fair value of €240,527 (€3,341/m²), a €54,473 (22.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luísa Todi, 361 | Subject | €295,000 | €4,097 | — | 82 | 51 |
| avenida Luísa Todi. É | Active | €299,000 | €3,785 | 7.6% | 78 | 49 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 26.5% | 70 | 49 |
| rua Abel Salazar, 1B | Active | €320,000 | €2,689 | 34.4% | 74 | 47 |
| rua dos Almocreves | Active | €230,000 | €4,182 | 2.1% | 74 | 58 |
| Median comp | €294,000 | €3,398 | 17.1% | 74 | 49 |
Long-term rental With a fair value of €240,527, the current listing price of €295,000 indicates it is overpriced by 22.6%, limiting the potential for attractive returns. The 3.3% gross yield suggests that this property may not provide sufficient cash flow to justify the investment. Buy-and-hold Although the property has a reasonable condition score of 79/100, the overpriced listing diminishes its viability as a long-term hold. The economic dynamics in this semi-rural area might not support appreciation necessary to make it a worthwhile investment in the long run.
High Economic Risk The low economic stability score of 35/100 indicates a potential vulnerability to market fluctuations that could adversely impact property value and income stability.
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