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 80 m², built in 1978, energy rating E. Located on praceta Meia Laranja, 8, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts high ceilings that enhance its spacious feel and large windows providing exceptional natural light throughout the day, ideal for creating a warm atmosphere.
The valuation. The asking price of €269,000 stands €71,292 (26.5%) above the fair value of €197,708. Therefore, this property is considered overpriced.
Fair value modelled at €197,708 from the area baseline, adjusted for condition and location. Asking €269,000 sits €71,292 (26.5%) above — overpriced versus fair value.
Asking €269,000 versus the praceta Meia Laranja, 8 area baseline of €219,680 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 65 · Materials 62 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
praceta Meia Laranja, 8
Area baseline €219,680 + condition -€13,125 + location -€847 = modelled fair value of €197,708 (€2,471/m²), a €71,292 (26.5%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Meia Laranja, 8 | Subject | €269,000 | €3,363 | — | 65 | 49 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 1.5% | 65 | 51 |
| rua Nossa Senhora Carmo, 20 | Active | €275,000 | €3,022 | 10.1% | 68 | 46 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 15.4% | 72 | 46 |
| avenida Alexandre Herculano, 42 | Active | €399,000 | €2,752 | 18.2% | 58 | 51 |
| Median comp | €312,500 | €2,934 | 12.7% | 67 | 49 |
Long-term rental The property shows a gross yield of 4.7%, which is reasonable; however, the potential for capital appreciation appears limited given its current location and condition rating of 65/100. With a fair value of €197,708, the asking price of €269,000 indicates the property is overpriced at a gap of 26.5%. Buy-and-hold Holding this property for the long-term may not provide the expected returns, as its 49/100 neighborhood score and agricultural economic base could hinder demand growth. Despite the long-term potential of rental income, the current valuation firmly categorizes the asset as overpriced, making it a risky investment.
Low Economic Resilience The property is at risk due to an economic stability score of 40/100, indicating significant vulnerability to market fluctuations and potential declines in rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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