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 168 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: The property includes a spacious garage that accommodates four vehicles and offers a unique outdoor area with extensive gardens, a pool, and multiple terraces for various leisure activities.
The valuation. The asking price of €575,000 is significantly above the fair value of €260,222, representing an inflated difference of €314,779 (54.7%). This property is therefore considered overpriced.
Fair value modelled at €260,222 from the area baseline, adjusted for condition and location. Asking €575,000 sits €314,779 (54.7%) above — overpriced versus fair value.
Asking €575,000 versus the beco do Girassol S / N area baseline of €479,136 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 40 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
beco do Girassol S / N
Area baseline €479,136 + condition -€6,563 + location +€0 = modelled fair value of €260,222 (€1,549/m²), a €314,779 (54.7%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Girassol S / N | Subject | €575,000 | €3,423 | — | 70 | 50 |
| rua Manuel Gonçalves Branco | Active | €575,000 | €1,681 | 50.9% | 70 | 41 |
| Gâmbia-Pontes-Alto da Guerra · 1e6259 | Active | €575,000 | €3,938 | 15.1% | 73 | 54 |
| Median comp | €575,000 | €2,810 | 17.9% | 72 | 48 |
Long-term rental This property presents a 3% gross yield, which is relatively low given its significantly overpriced status, making it an unattractive option for long-term rental investors. Additionally, the condition rating of 73/100 and a neighbourhood score of 50/100 indicate potential challenges in attracting high-quality tenants. Buy-and-hold As a buy-and-hold investment, this property is not favorable due to its 54.7% premium over fair value, which limits future appreciation potential. Furthermore, the unimpressive neighbourhood rating suggests that long-term prospects for value increase may be constrained, making this a risky proposition for investors seeking sustained growth.
Economic Instability Risk The property has a low economic stability score of 50/100, indicating potential vulnerability to market fluctuations and economic downturns that could impact tenant occupancy and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
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.
Free — sign in to request
