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, 2-bathroom house of 342 m², energy rating D. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a private pool surrounded by spacious outdoor areas perfect for social gatherings, and benefits from excellent solar exposure for natural light throughout the day.
The valuation. The asking price of €595,000 sits above the fair value of €556,630, resulting in an overpricing of €38,370 (6.4%). This property is not positioned as a deal given its valuation inconsistency.
Fair value modelled at €556,630 from the area baseline, adjusted for condition and location. Asking €595,000 sits €38,370 (6.4%) above — overpriced versus fair value.
Asking €595,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €543,096 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €543,096 + condition +€2,672 + location +€10,862 = modelled fair value of €556,630 (€1,628/m²), a €38,370 (6.4%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 0dce9d | Subject | €595,000 | €1,740 | — | 72 | 55 |
| travessa 8 de Março | Active | €575,000 | €1,676 | 3.6% | 75 | 47 |
| beco do Girassol | Active | €575,000 | €639 | 63.3% | 70 | 47 |
| Gâmbia-Pontes-Alto da Guerra · 90d747 | Active | €575,000 | €639 | 63.3% | 75 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 6d530a | Active | €595,000 | €2,479 | 42.5% | 73 | 49 |
| Median comp | €575,000 | €1,158 | 33.5% | 74 | 48 |
Long-term rental The gross yield of 5.6% suggests that while the property generates reasonable income, its valuation of €595,000 exceeds the fair value of €556,630, indicating it is overpriced in the current market. Additionally, with a neighbourhood score of 55/100, the rental demand may face challenges, potentially impacting long-term returns. Buy-and-hold The current listing price places this property at a 6.4% premium over its fair value, suggesting that investors may face difficulty achieving suitable capital appreciation in the long run. Furthermore, the home's overall condition rating of 76/100 may not support significant appreciation in an industrial suburb known for lower tenant quality and safety concerns.
Tenant turnover risk Given the tenant stability score of 60/100, there may be a higher risk of turnover, leading to potential vacancy periods and decreased rental income.
