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.
6-bedroom, 2-bathroom apartment of 112 m² on the 1st floor, built in 1950, energy rating E. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features a 12 m² private courtyard, providing outdoor space in a historic setting, along with significant potential for profitable renovations.
The valuation. The asking price of €315,000 is significantly above the fair value of €277,630, representing an overvaluation of €37,370 (13.5%). This indicates a cautionary stance for potential investors. Buy-to-flip angle. A resale strategy would focus on moderate renovations to the property, allowing investors to target an improved market price reflective of a fresh condition. This ensures a profitable return after the upgrade expenses. Buy-to-let angle. Given its current condition and mixed neighborhood rating, the property would likely struggle to attract tenants immediately, yielding an estimated gross return of 0%. A commitment to renovations could enhance its rental potential significantly over time.
Fair value modelled at €277,630 from 4 comparable sales in the area. Asking €315,000 sits €37,370 (13.5%) above — overpriced versus fair value.
Asking €315,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €278,601 (€2,488/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 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 €278,601, adjusted for condition and micro-location, gives a modelled fair value of €277,630 (€2,479/m²), a €37,370 (13.5%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 07f99c | Subject | €315,000 | €2,813 | — | 45 | 57 |
| praça Olga Morais Sarmento | Active | €260,000 | €2,989 | 6.3% | 40 | 43 |
| avenida Dom Manuel I, 90 | Active | €245,000 | €2,207 | 21.5% | 36 | 43 |
| Setúbal (São Sebastião) · 6a952e | Active | €250,000 | €2,252 | 19.9% | 30 | 49 |
| avenida dos Ciprestes, 54 | Active | €349,000 | €2,705 | 3.8% | 65 | 58 |
| Median comp | €255,000 | €2,479 | 11.9% | 38 | 46 |
Long-term rental The property presents a significant pricing gap of 13.5% compared to its fair value, indicating that it is considered overpriced at €315,000. Given the yield is currently 0% and the condition of the apartment scores only 49/100, investing in a long-term rental strategy may not be financially viable at this price point. Value-add renovation With a fair value of €277,630 against a listing price of €315,000, the property is overpriced, suggesting limited immediate upside for value-add renovation efforts. The low condition rating of 49/100 indicates that substantial investment would be required to improve the property, which may not yield sufficient returns to justify the current above-market price. Not ideal for luxury market The property is overpriced at its current listing of €315,000, making it unsuitable for the luxury market as it does not meet the standards expected in that sector. Additionally, with a neighbourhood rating of only 57/100, it lacks the prestige necessary for high-end buyers. Not ideal for short-term vacation rental Selling at €315,000, this property is overpriced, creating challenges for its viability as a short-term vacation rental. The significant gap from fair value and the low condition score suggest insufficient appeal and profitability in the competitive short-term rental market.
Economic Vulnerability The property may face economic instability due to its moderate scores of 60/100 in both economic and tenant stability, indicating a potential risk for fluctuations in rental income and property value.
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