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.
3-bedroom, 2-bathroom apartment of 121 m², built in 2011, energy rating A. Located on rua José Guilherme dos Santos, 2, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Exclusive Amenities: Residents enjoy access to a beautifully landscaped communal garden and a rooftop terrace with panoramic views, enhancing the appeal of this exceptional living space.
The valuation. The asking price of €440,000 sits significantly above the fair value of €195,753, resulting in an overvaluation of €244,247 (55.5%). The property is overpriced and lacks sufficient justification for this premium. Buy-to-flip angle. Given the high asking price, the buy-to-flip strategy would be challenging, necessitating substantial price adjustments to attract potential buyers in the current market. A comprehensive renovation plan could help increase the property's resale value. Buy-to-let angle. With an estimated gross yield of 2.6% and rent projected at €953/month, targeting long-term family tenants may provide stable income. However, the low yield suggests limited return potential in comparison to other investment opportunities.
Fair value modelled at €195,753 from the area baseline, adjusted for condition and location. Asking €440,000 sits €244,247 (55.5%) above — overpriced versus fair value.
Asking €440,000 versus the rua José Guilherme dos Santos, 2 area baseline of €192,148 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua José Guilherme dos Santos, 2
Area baseline €192,148 + condition +€2,836 + location +€769 = modelled fair value of €195,753 (€1,618/m²), a €244,247 (55.5%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Guilherme dos Santos, 2 | Subject | €440,000 | €3,636 | — | 74 | 51 |
| avenida de Angola | Active | €320,000 | €3,265 | 10.2% | 75 | 48 |
| avenida Belo Horizonte, 226 | Active | €410,000 | €2,929 | 19.5% | 75 | 55 |
| avenida de Moçambique, 6 | Active | €430,000 | €2,867 | 21.2% | 75 | 58 |
| rua dos Pessegueiros S / N | Active | €455,000 | €2,645 | 27.3% | 80 | 40 |
| Median comp | €420,000 | €2,898 | 20.3% | 75 | 52 |
Long-term rental This property is overpriced at €440,000, significantly exceeding the fair value of €195,753, indicating a 55.5% gap that diminishes the potential return on investment. With a gross yield of only 2.6%, the financial viability for long-term rental remains weak, especially given the neighbourhood's average score of 51/100. Family rental The current listing price of €440,000 indicates that this apartment is overpriced when juxtaposed with its fair value of €195,753, representing a concerning 55.5% overvaluation. Families seeking rentals may find the modest gross yield of 2.6% unappealing, given the property’s average condition rating of 77 out of 100 in a neighbourhood rated 51 out of 100.
Economic and Tenant Instability The property is at risk due to a low economic stability score of 45/100 and a tenant stability score of 55/100, indicating potential volatility in rental income and occupancy rates.
