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, 4-bathroom house of 170 m². Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Unique Feature: This villa includes a private pool and extensive outdoor space, complemented by a garage capable of accommodating four vehicles and a dedicated pool support WC.
The valuation. The asking price of €575,000 exceeds fair value by €300,010 (52.2%), indicating it is overpriced. Thus, potential investors should exercise caution before proceeding with this acquisition.
Fair value modelled at €274,990 from the area baseline, adjusted for condition and location. Asking €575,000 sits €300,010 (52.2%) above — overpriced versus fair value.
Asking €575,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €269,960 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 55 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €269,960 + condition +€6,109 + location -€1,080 = modelled fair value of €274,990 (€1,618/m²), a €300,010 (52.2%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 6d55b0 | Subject | €575,000 | €3,382 | — | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 6d54d8 | Active | €575,000 | €3,382 | 0% | 74 | 48 |
| beco do Girassol S / N | Active | €575,000 | €3,423 | 1.2% | 70 | 50 |
| beco do Girassol | Active | €575,000 | €3,382 | 0% | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 261e52 | Active | €575,000 | €3,443 | 1.8% | 73 | 48 |
| Median comp | €575,000 | €3,403 | 0.6% | 74 | 49 |
Long-term rental The property’s gross yield of 3.1% indicates low return potential, particularly given the significant gap from fair value of 52.2%. Additionally, the neighborhood score of 49/100 suggests limited tenant quality and amenities, making long-term rental a less attractive strategy. Value-add renovation While renovation could enhance the condition and value of the property, the initial overvaluation at €575,000 creates a concern for potential investors. The current condition rating of 77/100 does not justify such a high entry point, limiting the feasibility of a successful value-add strategy. Not ideal for luxury market The property is priced significantly above fair value, making it unsuitable for the luxury market targeting high-income buyers. Its rural setting and lower neighborhood rating further limit its appeal in this competitive segment. Not ideal for student housing Given the predominantly agricultural landscape and low neighborhood rating, the property is not ideal for student housing ventures. Limited access to major cities suggests a lack of demand, which will likely adversely affect occupancy rates in this segment. Not ideal for short-term vacation rental The property's overpricing and rural context make it a poor candidate for short-term vacation rentals, which often thrive in popular tourist areas. Limited amenities and car dependency further diminish its attractiveness for this rental strategy.
High Vacancy Risk With an economic stability score of 35/100 and tenant stability score of 50/100, the property faces a significant risk of prolonged vacancies and potential revenue loss due to high tenant turnover and economic challenges.
