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, 1-bathroom apartment of 80 m² on the 3rd floor, built in 1999, energy rating E. Located on rua do Rosmaninho, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Balconies offer delightful views, enhancing the apartment's natural light and outdoor living space, while the central location provides excellent access to public transport and local amenities.
The valuation. The asking price of €256,000 sits slightly below the fair value of €265,232, indicating a fair valuation with a difference of €9,232 (3.5%). This suggests that the property is well-priced given the current market conditions.
Fair value modelled at €265,232 from 6 comparable sales in the area. Asking €256,000 sits €9,232 (3.5%) below — the upside to fair value.
Asking €256,000 versus the rua do Rosmaninho area baseline of €229,601 (€2,870/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €229,601, adjusted for condition and micro-location, gives a modelled fair value of €265,232 (€3,315/m²), a €9,232 (3.5%) gap versus the €256,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Rosmaninho | Subject | €256,000 | €3,200 | — | 62 | 51 |
| rua Raúl Brandão, 7 | Active | €255,000 | €3,750 | 17.2% | 70 | 53 |
| Setúbal (São Sebastião) · 6a92cf | Active | €225,000 | €2,586 | 19.2% | 68 | 39 |
| Setúbal (São Sebastião) · 07fd51 | Active | €305,000 | €3,813 | 19.1% | 60 | 53 |
| Setúbal (São Sebastião) · 6c7818 | Active | €209,900 | €2,441 | 23.7% | 65 | 38 |
| Median comp | €240,000 | €3,168 | 1.0% | 67 | 46 |
Long-term rental With a fair valuation close to the asking price, this property at €256,000 offers a gross yield of 4.1%, making it a reasonable option for long-term rental investors. However, the neighbourhood’s limited commuter access and lower tenant quality may affect overall demand and rental income stability. Family rental This 3-bed apartment in Setúbal is positioned fairly within the market, though its yield of 4.1% suggests only moderate cash flow potential for family rental purposes. The peripheral location and neighbourhood amenities may limit its attractiveness to families looking for convenient living environments.
Low demand risk The property is at risk due to an economic stability score of 45/100, indicating lower demand potential and increased vacancy likelihood.
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