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 132 m², built in 1993, energy rating C. Located on jardim de Vanicelos e Serra da Arrábida, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment offers stunning panoramic views of Vanicelos Park, Serra da Arrábida, and Palmela Castle, enriching the living experience in a sought-after residential neighborhood.
The valuation. The asking price of €545,000 sits €113,583 (26.3%) above fair value at €431,417, indicating the property is overpriced. This discrepancy suggests significant negotiation may be necessary for a more suitable investment.
Fair value modelled at €431,417 from 6 comparable sales in the area. Asking €545,000 sits €113,583 (26.3%) above — overpriced versus fair value.
Asking €545,000 versus the jardim de Vanicelos e Serra da Arrábida area baseline of €364,086 (€2,758/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €364,086, adjusted for condition and micro-location, gives a modelled fair value of €431,417 (€3,268/m²), a €113,583 (26.3%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| jardim de Vanicelos e Serra da Arrábida | Subject | €545,000 | €4,129 | — | 68 | 48 |
| praceta Engenheiro Carlos Manito Torres, 2 | Active | €650,000 | €4,248 | 2.9% | 74 | 52 |
| Setúbal (São Sebastião) · 8ee97e | Active | €390,000 | €3,223 | 21.9% | 80 | 51 |
| Setúbal (São Sebastião) · 15e293 | Active | €259,900 | €3,022 | 26.8% | 72 | 55 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 24.7% | 68 | 55 |
| Median comp | €336,500 | €3,167 | 23.3% | 73 | 54 |
Long-term rental The property’s gross yield of 3.2% suggests a modest investment return, especially against its fair value, indicating that it may not generate sufficient rental income relative to its listing price. Additionally, the rural location with a low neighbourhood rating of 48/100 may limit the quality and demand of long-term tenants, further complicating profitability. Family rental This property may struggle as a family rental due to its overpriced listing at €545,000, which is 26.3% above its fair value of €431,417, potentially overburdening family budgets. The limited amenities in the surrounding area also suggest that families could seek more appealing options elsewhere, diminishing rental desirability. Buy-and-hold Investing in this property as a buy-and-hold strategy appears questionable given its current market position, being priced significantly above fair value. The low condition score of 72/100 and the rural context hint at future difficulties in property appreciation and return on investment due to market limitations. Not ideal for The property is not suitable for the luxury market, as its high listing price paired with a low neighbourhood rating suggests it lacks the luxurious attributes that attract such clientele. Furthermore, its rural location and reliance on car transportation indicate that it may not be well-positioned for short-term vacation rentals or student housing, both demanding more vibrant urban environments.
High Economic Risk With an economic stability score of 35/100, the property may face significant challenges in attracting tenants or maintaining rental income due to a weak local economy.
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