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, 3-bathroom house of 240 m², built in 2004, energy rating D. Located on beco do Girassol S / N, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property boasts spacious balconies that enhance outdoor living and a generous leisure area with a well-maintained private pool ideal for relaxation and entertaining. Condition Notes: The property's excellent condition showcases quality materials and minimal visible wear, reflecting thoughtful maintenance throughout.
The valuation. The asking price of €575,000 is significantly above the fair value of €396,218, representing an overvaluation of €178,782 or 31.1%. This suggests that the property is overpriced in the current market.
Fair value modelled at €396,218 from the area baseline, adjusted for condition and location. Asking €575,000 sits €178,782 (31.1%) above — overpriced versus fair value.
Asking €575,000 versus the beco do Girassol S / N area baseline of €381,120 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 79 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
beco do Girassol S / N
Area baseline €381,120 + condition +€9,000 + location +€6,098 = modelled fair value of €396,218 (€1,651/m²), a €178,782 (31.1%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Girassol S / N | Subject | €575,000 | €2,396 | — | 75 | 54 |
| beco do Girassol | Active | €575,000 | €2,396 | 0% | 72 | 51 |
| Gâmbia-Pontes-Alto da Guerra · 6d55a6 | Active | €575,000 | €2,406 | 0.4% | 70 | 58 |
| beco do Girassol | Active | €595,000 | €2,479 | 3.5% | 71 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 90d881 | Active | €595,000 | €2,479 | 3.5% | 68 | 51 |
| Median comp | €585,000 | €2,443 | 1.9% | 71 | 51 |
Long-term rental The property is priced at €575,000, significantly above its fair value of €396,218, making it overpriced by 31.1%. This discrepancy suggests that potential returns from rental yield (4.6% gross) may not justify the high initial investment, particularly in a neighbourhood rated 54/100. Buy-and-hold Given the current listing price of €575,000, the property is overvalued compared to the fair value of €396,218, presenting a 31.1% gap. While holding onto the property could provide some appreciation over time, the neighbourhood's rating of 54/100 indicates limited growth potential which raises doubts about long-term value retention.
Economic Vulnerability The low economic stability score of 45/100 indicates a heightened risk of market fluctuations that may adversely affect property value and rental income potential.
