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 103 m² on the 2nd floor, energy rating C. Located on rua Lúcia da Encarnação Maracoto, 2, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts high-quality wood-paneled ceilings and a spacious living area with elevated ceilings, enhancing its sense of openness and luxury. Condition Notes: Despite minor façade wear, the interior remains in excellent condition with modern updates throughout.
The valuation. The asking price of €295,000 is slightly above the fair value of €289,974 by €5,026, reflecting a 1.7% premium. Overall, it represents a fairly valued property in the current market.
Fair value modelled at €289,974 from 6 comparable sales in the area. Asking €295,000 sits €5,026 (1.7%) above — overpriced versus fair value.
Asking €295,000 versus the rua Lúcia da Encarnação Maracoto, 2 area baseline of €216,010 (€2,097/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €216,010, adjusted for condition and micro-location, gives a modelled fair value of €289,974 (€2,815/m²), a €5,026 (1.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lúcia da Encarnação Maracoto, 2 | Subject | €295,000 | €2,864 | — | 80 | 52 |
| rua Doutor António Manuel Gamito, 19 | Active | €315,000 | €2,864 | 0% | 75 | 56 |
| Setúbal (São Sebastião) · 80051b | Active | €295,000 | €2,682 | 6.4% | 78 | 58 |
| avenida Rodrigues Manito | Active | €365,000 | €3,174 | 10.8% | 85 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 956c80 | Active | €275,000 | €3,198 | 11.6% | 80 | 49 |
| Median comp | €305,000 | €3,019 | 5.4% | 79 | 53 |
Long-term rental The property is adequately priced at €295,000, aligning closely with its fair value of €289,974, indicating a balanced opportunity for long-term rental investors. With a gross yield of 3.4%, the apartment can generate consistent income, but limited economic opportunities in the area may affect tenant demand. Family rental This 2-bed apartment offers a fair market entry point at its listing price, matched almost identically to the fair value assessment. However, with a neighborhood score of 52/100 and basic amenities requiring car access, attracting families may be challenging in this predominantly rural setting.
Economic Instability Risk The economic stability score of 40/100 indicates a high risk of market downturns, which could negatively impact property values and rental income.
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