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, 3-bathroom country_house of 265 m², energy rating C. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Highlight: The property boasts a generous 1,922 m² plot with extensive outdoor leisure areas, ideal for family gatherings amidst a serene, natural setting just minutes from Setúbal's center.
The valuation. The asking price of €675,000 is significantly higher than the fair value of €416,544, indicating an overvaluation of €258,456 (38.3%). This price does not represent a viable investment opportunity based on market standards.
Fair value modelled at €416,544 from the area baseline, adjusted for condition and location. Asking €675,000 sits €258,456 (38.3%) above — overpriced versus fair value.
Asking €675,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €755,780 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 77 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 50 · Amenities 45 · Economic 40 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €755,780 + condition +€4,141 + location -€8,416 = modelled fair value of €416,544 (€1,572/m²), a €258,456 (38.3%) gap versus the €675,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · dbd4b6 | Subject | €675,000 | €2,547 | — | 74 | 45 |
| 90d77c | Active | €575,000 | €2,396 | 5.9% | 75 | 52 |
| Setúbal (São Sebastião) · 4b8f97 | Active | €495,000 | €3,898 | 53.0% | 75 | 56 |
| rua da Estefanilha Quinta do Fidalgo, 4 | Active | €495,000 | €2,552 | 0.2% | 70 | 59 |
| rua da Liberdade | Active | €575,000 | €2,396 | 5.9% | 70 | 54 |
| Median comp | €535,000 | €2,474 | 2.9% | 73 | 55 |
Long-term rental The current listing price of €675,000 is 38.3% above the fair value of €416,544, making this property overpriced for a long-term rental investment. With a gross yield of only 3.6% and a neighborhood rating of 45/100, the expected return does not justify the premium paid. Family rental At €675,000, this property is overpriced compared to the fair value of €416,544, which limits its potential as a family rental. The modest gross yield of 3.6% and the area's low neighborhood score indicate challenges in attracting families seeking suitable accommodations. Buy-and-hold Considering the fair value at €416,544, the property priced at €675,000 is overpriced for buy-and-hold investors, resulting in lower long-term appreciation potential. With a yield of just 3.6% and a neighborhood rating of 45/100, the investment attractiveness diminishes significantly over time.
Economic and Tenant Instability The combination of a low economic stability score of 40/100 and a tenant stability score of 45/100 indicates a significant risk of fluctuating rental income and potential vacancies.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
