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, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This property includes a generous 900m² outdoor area, offering significant potential for landscaping or recreational development, alongside a well-maintained pool and spacious garden.
The valuation. The asking price of €575,000 is significantly above the fair value of €384,519, making it overpriced by €190,481 or 33.1%. This disparity suggests potential buyers should exercise caution.
Fair value modelled at €384,519 from the area baseline, adjusted for condition and location. Asking €575,000 sits €190,481 (33.1%) above — overpriced versus fair value.
Asking €575,000 versus the beco do Girassol area baseline of €684,480 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 45 · Amenities 40 · Economic 38 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
beco do Girassol
Area baseline €684,480 + condition +€1,875 + location +€1,524 = modelled fair value of €384,519 (€1,602/m²), a €190,481 (33.1%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Girassol | Subject | €575,000 | €2,396 | — | 72 | 51 |
| 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 |
| Gâmbia-Pontes-Alto da Guerra · 6d530a | Active | €595,000 | €2,479 | 3.5% | 73 | 49 |
| Median comp | €595,000 | €2,479 | 3.5% | 71 | 49 |
Long-term rental This property, priced at €575,000 against a fair value of €384,519, exhibits a significant gap of 33.1%, indicating that it is overpriced in the current market. With a gross yield of only 4.6% and a condition rating of 76/100, prospective long-term rental investors should carefully assess the financial viability before committing. Family rental At a listing price of €575,000, this 4-bed house is far above its fair value of €384,519, resulting in a 33.1% pricing gap that suggests it is overpriced. Given the neighbourhood score of 51/100, potential family renters may find better options that offer greater amenities or value for money. Buy-and-hold The buy-and-hold strategy may not be ideal for this 4-bed house listed at €575,000, as its fair value stands at €384,519, reflecting an unusual 33.1% premium that suggests it is overpriced. Investors should consider the long-term impact of the modest yield of 4.6% and the local economic conditions, primarily driven by agriculture with limited housing demand. Not ideal for: The property is not suitable for short-term vacation rentals, student housing, or the luxury market due to its high price relative to fair value, and the average neighbourhood rating of 51/100 raises concerns about tenant quality and demand.
Economic Instability Risk The property is exposed to significant risk due to an economic stability score of 38/100, indicating a potential decline in market conditions that could affect rental income and property value.
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