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 79 m² on the 1st floor, energy rating D. Located on rua da Alfazema, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a private outdoor space ideal for leisure activities, contrasting sharply with the weathered building exterior that houses a modern, extensively renovated interior.
The valuation. The asking price of €315,000 is €22,680 (7.8%) above the fair value of €292,320, indicating that it is priced fairly in the market. This positions the property well for potential buyers focused on long-term investment.
Fair value modelled at €292,320 from 6 comparable sales in the area. Asking €315,000 sits €22,680 (7.8%) above — overpriced versus fair value.
Asking €315,000 versus the rua da Alfazema area baseline of €232,541 (€2,944/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €232,541, adjusted for condition and micro-location, gives a modelled fair value of €292,320 (€3,700/m²), a €22,680 (7.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Alfazema | Subject | €315,000 | €3,987 | — | 85 | 51 |
| praceta Manuel Envia | Active | €365,000 | €4,451 | 11.6% | 80 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8315c7 | Active | €305,000 | €3,765 | 5.6% | 81 | 51 |
| rua Tenente Jean Raymond | Active | €320,000 | €4,267 | 7.0% | 78 | 58 |
| rua Nossa Senhora Carmo, 26 | Active | €279,900 | €3,635 | 8.8% | 75 | 55 |
| Median comp | €312,500 | €4,016 | 0.7% | 79 | 53 |
Long-term rental The property holds a fair valuation, with a gap to fair value of 7.8%, indicating stable pricing potential for long-term tenants. The 3.5% yield aligns with moderate expectations, but the neighborhood's lower rating suggests some caution regarding tenant demand. Buy-and-hold Given its current price of €315,000, reflective of fair value, the investment is positioned reasonably but lacks significant upside potential. The overall condition rated at 80/100 offers a decent property, yet neighborhood amenities and characteristics warrant careful consideration for future appreciation. Family rental As a 3-bed apartment in an area rated fairly, this property meets the basic needs for family rentals but does not present strong competitive advantages. The fair valuation suggests stability, yet the neighborhood's moderate rating may limit the attraction to families seeking long-term residencies.
Economic Tenant Instability The property faces significant risk due to combined low economic stability (50/100) and tenant stability (55/100), indicating potential difficulties in maintaining occupancy and rental income.
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