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 202 m² on the 3rd floor, energy rating E. Located on avenida Luísa Todi, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The property includes a spacious, separate attic with potential for conversion, offering opportunities for additional rental income or living space enhancement in a prime location.
The valuation. The asking price of €435,000 sits above fair value by €27,183 (6.7%). This aligns with the verdict of fair, indicating that while the property may be adequately priced, it doesn't represent an exceptional opportunity.
Fair value modelled at €407,817 from 6 comparable sales in the area. Asking €435,000 sits €27,183 (6.7%) above — overpriced versus fair value.
Asking €435,000 versus the avenida Luísa Todi area baseline of €296,492 (€1,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €296,492, adjusted for condition and micro-location, gives a modelled fair value of €407,817 (€2,019/m²), a €27,183 (6.7%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luísa Todi | Subject | €435,000 | €2,153 | — | 70 | 45 |
| rua Rodrigo Ferreira da Costa | Active | €275,000 | €1,833 | 14.9% | 75 | 55 |
| rua Moinho | Active | €220,000 | €1,849 | 14.2% | 76 | 48 |
| rua das Giestas, 1 | Active | €220,000 | €2,200 | 2.2% | 72 | 55 |
| Setúbal (São Sebastião) · 96c49c | Active | €179,000 | €2,521 | 17.1% | 73 | 49 |
| Median comp | €220,000 | €2,025 | 6.0% | 74 | 52 |
Long-term rental The current yield of 0% and a fair value gap of just 6.7% indicate that this property is not positioned favorably for long-term rental returns. With a neighborhood score of 45/100 and a reliance on local agriculture, tenant demand may be limited. Buy-and-hold Investing in this property as a long-term buy-and-hold strategy may yield minimal appreciation, given its fair valuation and a relatively low condition score of 75/100. The area's economic dependence on agriculture and small businesses suggests potential stagnation, which might hinder capital growth over time. Value-add renovation While renovations could improve the condition score and potentially attract higher-quality tenants, the pricing reflects a fair valuation with no surplus to invest in upgrades. Given the existing neighborhood limitations and low urban density, the return on renovation investments may not meet expectations in this market.
High Economic and Tenant Instability The property has a combined score of 90/200 for economic and tenant stability, indicating a significant risk of fluctuating rental income and potential vacancies due to low demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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