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 170 m², energy rating D. Located on beco do Girassol, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Property Features: This house boasts a private pool and spacious balconies, providing excellent opportunities for outdoor relaxation and entertainment in a tranquil residential setting.
The valuation. The asking price of €575,000 is significantly above the fair value of €272,599, representing an overpricing of €302,401 (52.6%). Such a discrepancy indicates the property is not a viable investment opportunity. Buy-to-flip angle. Given the high asking price versus fair value, a buy-to-flip strategy would be challenging; immediate resale may not yield a profit without significant market appreciation. Quick renovations may be necessary to entice buyers. Buy-to-let angle. This property offers a gross yield of 3.1%, equating to approximately €1,485 in monthly rental income. While the condition is good, the mixed neighborhood rating could affect long-term tenant demand, warranting careful management.
Fair value modelled at €272,599 from the area baseline, adjusted for condition and location. Asking €575,000 sits €302,401 (52.6%) above — overpriced versus fair value.
Asking €575,000 versus the beco do Girassol area baseline of €484,840 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 35 · Amenities 45 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
beco do Girassol
Area baseline €484,840 + condition +€3,719 + location -€1,080 = modelled fair value of €272,599 (€1,604/m²), a €302,401 (52.6%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Girassol | Subject | €575,000 | €3,382 | — | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 1e6259 | Active | €575,000 | €3,938 | 16.4% | 73 | 54 |
| Setúbal (São Sebastião) · 4b8f97 | Active | €495,000 | €3,898 | 15.2% | 75 | 56 |
| Median comp | €535,000 | €3,918 | 15.8% | 74 | 55 |
Long-term rental This property, listed at €575,000, significantly exceeds its fair value of €272,599 by 52.6%, indicating it is overpriced for a long-term rental strategy. With a gross yield of only 3.1% and a neighbourhood score of 49/100, the investment potential is limited amidst rural Alentejo characteristics. Luxury market For investors considering the luxury market, this property is overpriced at €575,000 compared to its fair value of €272,599, which presents a significant gap of 52.6%. The neighbourhood's low rating of 49/100 suggests a lack of appeal for high-end buyers, making it a subpar choice for this segment. Student housing The property is not suited for student housing, as its high listing price of €575,000 is 52.6% above the fair value of €272,599. Additionally, the mediocre neighbourhood score of 49/100 does not support the demand typically seen in student housing markets. Short-term vacation rental With a listing price of €575,000, which is 52.6% higher than the fair value of €272,599, this property is not ideal for short-term vacation rentals. The neighbourhood's subpar rating of 49/100 further diminishes its attractiveness as a vacation rental investment.
Tenant default risk With a low economic stability score of 40/100, there is a heightened risk of tenant defaults, potentially affecting rental income and occupancy rates adversely.
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