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 duplex of 84 m², energy rating E. Located on rua Batalha do Viso, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Unique Feature: The duplex offers a potential open-air terrace that could enhance the river view, allowing for outdoor living space upon renovation.
The valuation. The asking price of €225,000 sits slightly below the assessed fair value of €231,201, presenting a minor discrepancy of €6,201, or 2.7%. Verdict: fair.
Fair value modelled at €231,201 from 6 comparable sales in the area. Asking €225,000 sits €6,201 (2.7%) below — the upside to fair value.
Asking €225,000 versus the rua Batalha do Viso area baseline of €269,216 (€3,205/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 24/100 is below the parish average, reducing 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 €269,216, adjusted for condition and micro-location, gives a modelled fair value of €231,201 (€2,752/m²), a €6,201 (2.7%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Batalha do Viso | Subject | €225,000 | €2,679 | — | — | 38 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0900f0 | Active | €255,000 | €3,228 | 20.5% | 15 | 57 |
| rua Libânio Braga | Active | €235,000 | €2,304 | 14.0% | 30 | 45 |
| rua Fontaínhas, 28 | Active | €215,000 | €2,172 | 18.9% | 35 | 41 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · a8074c | Active | €345,000 | €3,136 | 17.1% | 20 | 56 |
| Median comp | €245,000 | €2,720 | 1.5% | 25 | 51 |
Buy-and-hold This property presents a fair opportunity for a buy-and-hold strategy given its 4.8% gross yield and its positioning in a stable rural environment. With a fair value of €231,201 closely aligning to the listing price of €225,000, this investment offers moderate potential for capital appreciation despite the area's limited amenities and development. Not ideal for short-term rental With a 24/100 condition rating, the property is unlikely to meet the standards required for a successful short-term rental operation. Furthermore, the rural location and lack of urban amenities do not support the demand typically necessary for short-term rental profitability. Not ideal for student housing The property’s location in a rural environment combined with a neighbourhood score of 38/100 suggests a low tenant quality and limited educational facilities nearby, rendering it unsuitable for student housing. Investing in this context would not attract the necessary demographic to ensure consistent occupancy and returns. Not ideal for luxury market The space and condition of the duplex, reflected in its low 24/100 condition score, fail to support its appeal in the luxury market segment. Additionally, the surrounding rural amenities do not align with the expectations of luxury buyers, detracting from potential marketability and appreciation.
Low Demand Risk The economic stability score of 35/100 and tenant stability score of 40/100 indicate a weak rental market, which may lead to lower demand for the property.
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