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 85 m² on the 6th floor, built in 1982, energy rating D. Located on rua Cidade da Beira, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a balcony with stunning views and a spacious kitchen with a mix of contemporary textures, enhancing both aesthetic appeal and functionality.
The valuation. The asking price of €264,000 sits below the fair value of €289,835 by €25,835 (8.9%). This indicates the property is fairly priced and offers a solid entry point for investment.
Fair value modelled at €289,835 from 6 comparable sales in the area. Asking €264,000 sits €25,835 (8.9%) below — the upside to fair value.
Asking €264,000 versus the rua Cidade da Beira area baseline of €242,774 (€2,856/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 €242,774, adjusted for condition and micro-location, gives a modelled fair value of €289,835 (€3,410/m²), a €25,835 (8.9%) gap versus the €264,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Beira | Subject | €264,000 | €3,106 | — | 70 | 43 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Active | €269,000 | €3,363 | 8.3% | 72 | 45 |
| praceta de São Gabriel S / N | Active | €242,000 | €3,457 | 11.3% | 78 | 44 |
| rua Mormugão | Active | €279,000 | €3,930 | 26.5% | 72 | 58 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 22.3% | 75 | 49 |
| Median comp | €274,000 | €3,629 | 16.8% | 74 | 47 |
Long-term rental The property offers a gross yield of 4%, which is reasonable, but given the average fair value is higher at €289,835, it suggests potential limitations on return stability. The neighborhood, rated 43/100, indicates lower tenant quality, which may further challenge sustained demand in the long-term rental market. Buy-and-hold While the property stands at a fair price of €264,000, holding it for appreciation may not be ideal due to the 8.9% gap from its fair value and a neighborhood with limited economic diversity. A long-term hold could result in stagnant growth as the local reliance on agriculture may hinder significant market advances. Family rental Although the property is fairly priced for owner-occupiers, its appeal as a family rental may be restricted by the neighbourhood's low score of 43/100, which suggests fewer amenities for families. This factor, combined with the agricultural economy, might impact the attractiveness of the property for long-term family tenants.
Increased Vacancy Risk The economic stability score of 40/100 combined with a tenant stability score of 45/100 indicates a heightened risk of vacancies due to low demand and tenant turnover issues in the area.
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