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.
4-bedroom, 3-bathroom apartment of 248 m² on the 5th floor, built in 2003. Located on praceta Manuel Nunes de Almeida, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Distinctive Features: The apartment boasts a functional kitchen with an independent pantry and a central vacuum system, enhancing both everyday convenience and lifestyle comfort in one of Setúbal's finest neighborhoods.
The valuation. The asking price of €665,000 sits €45,104 (7.3%) above the fair value of €619,896, indicating a property currently priced at fair value but without significant negotiating room.
Fair value modelled at €619,896 from 6 comparable sales in the area. Asking €665,000 sits €45,104 (7.3%) above — overpriced versus fair value.
Asking €665,000 versus the praceta Manuel Nunes de Almeida area baseline of €472,288 (€1,904/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €472,288, adjusted for condition and micro-location, gives a modelled fair value of €619,896 (€2,500/m²), a €45,104 (7.3%) gap versus the €665,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Manuel Nunes de Almeida | Subject | €665,000 | €2,681 | — | 73 | 48 |
| rua Jerónimo Osório de Castro, 3 | Active | €600,000 | €2,459 | 8.3% | 75 | 49 |
| rua das Areias, 9 | Active | €370,000 | €2,534 | 5.5% | 80 | 53 |
| Setúbal (São Sebastião) · 8316ee | Active | €289,900 | €2,283 | 14.9% | 75 | 55 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 6.1% | 75 | 48 |
| Median comp | €357,500 | €2,489 | 7.2% | 75 | 51 |
Long-term rental The property is listed at €665,000, which is 7.3% above its fair value of €619,896, indicating that it may not be a prime candidate for long-term rental income. Given the 0% gross yield and the rural location with limited amenities, potential returns may not justify the investment. Buy-and-hold With a listing at €665,000, which exceeds the fair value of €619,896 by 7.3%, this property represents a steady investment but lacks appreciation potential. The condition score of 76/100 suggests reasonable upkeep, yet the low neighbourhood score of 48/100 raises concerns about long-term desirability in a rural setting.
Economic Vulnerability The economic stability score of 45/100 indicates a heightened risk of economic downturns adversely affecting rental income and property values.
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