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 110 m² on the 4th floor, energy rating A+. Located on rua São Tomé e Príncipe, 16, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. The apartment features built-in wardrobes in two bedrooms, maximizing storage space, and is located in the vibrant Amoreiras/Liceu area, ensuring easy access to essential services and amenities.
The asking price of €400,000 is significantly above our assessed fair value of €292,000, implying a downside of 27.0% compared to the asking price. Confidence in this fair value estimate is medium. Rental yield. The estimated gross yield is 5.2%.
The property's fair value is determined using a blend of two models: the Transaction model and the Adjusted asking-price model. The Transaction model weighs recorded sales in Setúbal at 55%, while the Adjusted asking-price model, based on current listings, makes up 45%. No conservative adjustments were necessary for this property. The combined result indicates that the fair value is €292,000, significantly lower than the asking price of €400,000. Therefore, the asking price is above the fair value, with a downside of 27.0%, reflecting a medium confidence level.
Gross yield 5.2% (before costs)
No specific strategy stands out for this property.
When considering this property, an investor should carefully evaluate the significant discrepancy between the asking price and the fair value, with the fair value being 27.0% lower than the asking price. Additionally, the condition rating of 76/100 indicates that while the property is in reasonable shape, there may be less immediate appeal for prospective buyers or renters. Furthermore, the neighbourhood score of 50/100 suggests a mixed desirability that could influence long-term investment potential.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk With an economic stability score of 50/100 and a tenant stability score of 50/100, there is a significant risk of instability in rental income due to potential fluctuations in tenant retention and economic conditions in the area. Fair value certainty risk Given that the fair value is assessed at €292,000 with medium confidence and the lack of micro-location transaction data, there is uncertainty regarding the true market value, which may impact investment decisions.
Grade AFindings: 0
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Models 3.4.3 (Data quality v3 · Valuation v4.2 · Strategy v3.1)
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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