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, 2-bathroom apartment of 88 m² on the 12th floor, built in 1986, energy rating F. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The living space includes a marquise balcony offering additional outdoor space along with stunning views of the river, enhancing the apartment's charm and functionality.
The valuation. The asking price of €295,000 is slightly below the fair value of €298,430, indicating a marginal difference of €3,430 (1.1%). The property is priced appropriately, reflecting its market position. Buy-to-flip angle. A buy-and-flip strategy could involve minimal renovations to further enhance appeal, aiming for a resale price above €300,000 given the current market dynamics. Quick cosmetic updates could attract buyers looking for a modern living space. Buy-to-let angle. The estimated rental income of €1,008 per month offers a gross yield of 4.1%, making it a solid option for long-term rental investment. The property's renovated condition enhances its potential for steady lease demand, despite neighborhood challenges.
Fair value modelled at €298,430 from 6 comparable sales in the area. Asking €295,000 sits €3,430 (1.1%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €231,912 (€2,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €231,912, adjusted for condition and micro-location, gives a modelled fair value of €298,430 (€3,391/m²), a €3,430 (1.1%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · e3aab7 | Subject | €295,000 | €3,352 | — | 85 | 47 |
| Setúbal (São Sebastião) · 57fad1 | Active | €295,000 | €3,352 | 0% | 80 | 50 |
| rua Augusto Cardoso | Active | €390,000 | €5,200 | 55.1% | 80 | 45 |
| Setúbal (São Sebastião) · 7caac8 | Active | €295,000 | €3,430 | 2.3% | 80 | 54 |
| rua Francisco José Mota, 27 | Active | €280,000 | €5,957 | 77.7% | 82 | 50 |
| Median comp | €295,000 | €4,315 | 28.7% | 80 | 50 |
Long-term rental The property is positioned to achieve a gross yield of 4.1%, which reflects a steady return relative to its current price. Given the agricultural setting, the demand for long-term rentals may be stable, but the neighborhood score of 47/100 suggests limited amenities and tenant quality. Buy-and-hold With a fair value of €298,430, the property is appropriately priced against its listing, indicating that it could maintain value over time. However, potential appreciation may be constrained due to the rural location and economic conditions that affect housing demand.
High Economic Instability With an economic stability score of 35/100, there is a significant risk of fluctuations in property value and tenant demand, potentially leading to increased vacancy rates and lower rental income.
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