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 184 m² on the 6th floor, energy rating C. Located on praça de Portugal, 8, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment boasts two spacious balconies with unobstructed river views, enhancing its appeal for outdoor relaxation and entertaining.
The asking price is €515,000, which is above our estimated fair value of €380,000, indicating a significant gap of €135,000; thus, confidence in this fair value is low. The estimated gross rental yield stands at 6.1%, providing context before costs and vacancy.
The fair value of this property is determined using a combination of two models. The Transaction model incorporates real transaction data from 42 recorded sales in Setúbal, making up 55% of the fair value estimate. The Adjusted asking-price model factors in current listings and adjusts asking prices to a sales level, contributing 45%. For this property, no conservative adjustments were applied. The final fair value stands at €380,000, which means the asking price of €515,000 is above the fair value. Overall, the confidence level in this estimate is low.
Gross yield 6.1% (before costs)
No specific strategy stands out for this property.
The asking price of €515,000 exceeds the fair value of €380,000, indicating a 26.1% downside versus the asking price and suggesting that the property is overpriced. The condition rating of 78/100 is decent but may not justify the premium price, while a neighborhood score of 50/100 reflects a mixed appeal that could impact long-term appreciation. Investors should consider these factors carefully regarding overall market dynamics and property performance.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The economic stability score of 50/100, combined with a tenant stability score of 50/100, indicates a high risk of fluctuations in rental income and potential vacancy issues. Fair value certainty risk The valuation has a low confidence level, and the lack of available transaction micro-location data, along with a divergence greater than the tolerance between the two estimates, raises uncertainties about the fair value of €380,000.
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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