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.
3-bedroom, 2-bathroom apartment of 76 m² on the 2nd floor, built in 1977, energy rating D. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features modern electric shutters and high-quality double glazing, ensuring excellent thermal insulation and energy efficiency despite its energy rating of D.
The valuation. The asking price of €365,000 is significantly above the fair value of €285,979, indicating the property is overpriced by €79,021 (27.6%). This discrepancy suggests limited potential for immediate equity gain.
Fair value modelled at €285,979 from 5 comparable sales in the area. Asking €365,000 sits €79,021 (27.6%) above — overpriced versus fair value.
Asking €365,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €232,942 (€3,065/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €232,942, adjusted for condition and micro-location, gives a modelled fair value of €285,979 (€3,763/m²), a €79,021 (27.6%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0acba1 | Subject | €365,000 | €4,803 | — | 88 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0c05b1 | Active | €335,000 | €3,526 | 26.6% | 78 | 39 |
| praceta Manuel Envia, 3 | Active | €350,000 | €4,605 | 4.1% | 92 | 58 |
| praceta Manuel Envia | Active | €365,000 | €4,451 | 7.3% | 80 | 51 |
| praceta Manuel Envia, 3 | Active | €365,000 | €3,763 | 21.6% | 75 | 57 |
| Median comp | €357,500 | €4,107 | 14.5% | 79 | 54 |
Long-term rental The property is priced at €365,000, which is 27.6% above its fair value of €285,979, indicating it is overpriced. Given the rural setting with limited economic activities, long-term rental potential is further diminished, resulting in a gross yield of only 3.5%. Family rental With its current pricing and neighborhood rating of 49/100, the apartment is not optimized for family rental despite being a 3-bed unit. The area's agricultural focus does not support substantial demand from families, thereby limiting its attractiveness as a rental option, particularly at the current price point.
Economic Vulnerability The low Economic stability score of 40/100 indicates a high risk of market fluctuations that could affect rental income and property value negatively.
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