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 72 m², energy rating D. Located on rua Clube Recreativo da Palhavã, 92, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a modern kitchen with green shaker cabinets and an outdoor terrace, ideal for enjoying meals and leisure time in a central location.**
The valuation. The asking price of €289,000 sits just below the fair value of €294,545, indicating that this property is fairly priced by €5,545 (1.9%).
Fair value modelled at €294,545 from 6 comparable sales in the area. Asking €289,000 sits €5,545 (1.9%) below — the upside to fair value.
Asking €289,000 versus the rua Clube Recreativo da Palhavã, 92 area baseline of €249,722 (€3,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €249,722, adjusted for condition and micro-location, gives a modelled fair value of €294,545 (€4,091/m²), a €5,545 (1.9%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Clube Recreativo da Palhavã, 92 | Subject | €289,000 | €4,014 | — | 75 | 47 |
| rua Doutor Luís Teixeira de Macedo e Castro | Active | €265,000 | €3,841 | 4.3% | 73 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · a80774 | Active | €259,000 | €4,625 | 15.2% | 75 | 48 |
| rua José Groot Pombo | Active | €280,000 | €4,242 | 5.7% | 68 | 57 |
| rua José Groot Pombo | Active | €260,000 | €3,939 | 1.9% | 68 | 57 |
| Median comp | €262,500 | €4,091 | 1.9% | 71 | 57 |
Buy-and-hold The property in Setúbal presents a reasonable investment opportunity given its fair valuation at €289,000 and a gross yield of 3.7%. This strategy may be suitable for long-term growth, but investors should be cautious of the relatively low neighborhood score of 47/100, indicating potential challenges in tenant quality and amenities. Value-add renovation Investing in value-add renovations could enhance the property’s appeal and justify a higher rental price, yet the current fair value suggests limited immediate upside. While the potential for improvement exists, the neighborhood's 47/100 rating indicates that renovation alone may not significantly elevate the rental demand or tenant quality. Family rental The apartment could function as a stable family rental option due to its two bedrooms and decent size, yielding a manageable gross yield of 3.7%. However, prospective landlords must consider the neighborhood's rating of 47/100, which may reflect limitations in amenities and tenant desirability, potentially affecting long-term occupancy rates.
Weak Economic Environment The economic stability score of 35/100 indicates a high risk of economic downturn which can negatively impact tenant demand and rental income.
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