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, 1-bathroom apartment of 123 m², built in 2001, energy rating C. Located on rua Maria Adelaide Rosado Pinto, 5, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This apartment features a closed garage equipped for electric vehicle charging and premium PVC windows with excellent thermal and acoustic performance, enhancing living comfort significantly.
The valuation. The asking price of €449,500 is significantly above the fair value of €330,306, representing an overvaluation of €119,194 (26.5%). This disparity indicates that the property is overpriced and may not present a compelling investment opportunity.
Fair value modelled at €330,306 from the area baseline, adjusted for condition and location. Asking €449,500 sits €119,194 (26.5%) above — overpriced versus fair value.
Asking €449,500 versus the rua Maria Adelaide Rosado Pinto, 5 area baseline of €337,758 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua Maria Adelaide Rosado Pinto, 5
Area baseline €337,758 + condition +€6,150 + location -€1,302 = modelled fair value of €330,306 (€2,685/m²), a €119,194 (26.5%) gap versus the €449,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Maria Adelaide Rosado Pinto, 5 | Subject | €449,500 | €3,654 | — | 75 | 49 |
| praceta Lagar de São João, 3 | Active | €385,000 | €3,850 | 5.4% | 74 | 48 |
| Setúbal (São Sebastião) · 65a5da | Active | €292,500 | €3,145 | 13.9% | 72 | 49 |
| Setúbal (São Sebastião) · 65a6ee | Active | €315,000 | €2,917 | 20.2% | 70 | 40 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 20.6% | 76 | 56 |
| Median comp | €303,750 | €3,031 | 17.1% | 73 | 49 |
Long-term rental The property is listed at €449,500, which is significantly above the fair value of €330,306, leading to a 26.5% gap and indicating it is overpriced. With a gross yield of only 2.7% in a rural area that lacks economic diversity, the potential for favorable long-term rental income is limited. Buy-and-hold Given the listing price of €449,500 against a fair value of €330,306, the property is positioned 26.5% higher than what its value suggests, categorizing it as overpriced. The limited resources in local schools and a low neighborhood rating further complicate the prospects for appreciation in the buy-and-hold strategy.
Tenant turnover risk The tenant stability score of 50/100 indicates a potential for high tenant turnover, which could lead to increased vacancy rates and rental income instability.
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