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 136 m² on the 2nd floor, built in 1985, energy rating E. Located on estrada das Machadas, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. The property includes a spacious 27.1 m² terrace with electric awnings, offering a comfortable outdoor dining experience while benefiting from stunning mountain views and proximity to nature.
The valuation. The asking price of €560,000 is significantly above fair value, which is estimated at €455,909. This creates a discrepancy of €104,091, or 22.8%, indicating that the property is overpriced.
Fair value modelled at €455,909 from 6 comparable sales in the area. Asking €560,000 sits €104,091 (22.8%) above — overpriced versus fair value.
Asking €560,000 versus the estrada das Machadas area baseline of €359,992 (€2,647/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €359,992, adjusted for condition and micro-location, gives a modelled fair value of €455,909 (€3,352/m²), a €104,091 (22.8%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada das Machadas | Subject | €560,000 | €4,118 | — | — | 48 |
| rua São João de Deus | Active | €360,000 | €4,091 | 0.6% | 72 | 55 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 9.5% | 78 | 48 |
| Setúbal (São Sebastião) · a6d4dd | Active | €299,000 | €3,115 | 24.4% | 74 | 51 |
| rua Gil Eanes | Active | €295,000 | €3,352 | 18.6% | 78 | 50 |
| Median comp | €298,500 | €3,539 | 14.1% | 76 | 51 |
Value-add renovation While the 80/100 condition rating offers potential for improvement, the 22.8% gap between the listing price of €560,000 and the fair value of €455,909 indicates that the current price does not reflect the necessary renovation investments. This strategy may not yield sufficient returns due to the already inflated price point, making any extensive upgrades risky. Long-term rental The gross yield of 2.6% suggests that, despite the property's rental potential, the pricing makes it less attractive for long-term holding strategies. Given the peripheral location and a neighborhood rating of 48/100, prospective landlords might struggle to secure reliable tenants at a price that justifies the investment.
Economic Instability Risk The property faces a risk due to a low economic stability score of 45/100, which may affect tenant demand and rental income.
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