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 87 m², built in 1978, energy rating C. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property uniquely offers a spacious open-plan living area and a balcony with unobstructed views, enhancing its appeal for social gatherings and relaxation.
The valuation. The asking price of €279,000 is significantly above the fair value of €225,247, representing an overvaluation of €53,753 (19.3%). This price point may deter potential buyers looking for reasonable investments. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the current high asking price; however, appealing renovations could attract buyers willing to pay a premium in a better economic climate. Buy-to-let angle. The estimated rental income of €1,000/month provides a gross yield of 4.3%, making it suitable for a buy-to-let strategy, despite the neighborhood's limited economic activity.
Fair value modelled at €225,247 from the area baseline, adjusted for condition and location. Asking €279,000 sits €53,753 (19.3%) above — overpriced versus fair value.
Asking €279,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €238,902 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €238,902 + condition -€6,797 + location +€1,842 = modelled fair value of €225,247 (€2,589/m²), a €53,753 (19.3%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · b7b4ef | Subject | €279,000 | €3,207 | — | 72 | 52 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 26.1% | 70 | 53 |
| rua de Badajoz | Active | €399,800 | €2,897 | 9.7% | 65 | 49 |
| praçeta das Janelas Verdes, 3 1 | Active | €329,000 | €3,500 | 9.1% | 73 | 56 |
| rua da Electricidade | Active | €389,900 | €3,170 | 1.2% | 72 | 53 |
| Median comp | €359,450 | €3,034 | 5.4% | 71 | 53 |
Buy-and-hold The current listing of €279,000 for the 3-bed apartment in Setúbal is 19.3% above its fair value of €225,247, rendering it overpriced for a buy-and-hold strategy. Additionally, the property is located in a neighborhood with limited economic activity and amenities, which could hinder long-term appreciation potential. Long-term rental With a gross yield of 4.3%, the property’s return on investment is modest given its overpricing compared to the fair value. The condition rating of 70/100 indicates some potential for rental income but is tempered by the area's limited allure to prospective tenants due to its economic landscape. Value-add renovation Although the property could benefit from improvements, the significant gap from fair value suggests that any renovation would not sufficiently justify the current asking price. Considering the neighborhood rating of 52/100, the prospects for investment recoupment through renovations are further complicated by the rural setting and lack of local amenities.
Low Economic Resilience The economic stability score of 45/100 suggests a heightened risk of market fluctuations, which could negatively impact rental demand and property value.
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