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, 0-bathroom apartment of 168 m², built in 2003. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Unique Feature: This apartment boasts a prime, tranquil location minutes from Setúbal's center, surrounded by nature and close to the region’s beautiful beaches. Potential Use: Ideal for family living or investment in a valued area.
The valuation. The asking price of €575,000 is significantly above the fair value of €253,379, representing an overpricing of €321,621 (55.9%). This valuation showcases the property as overpriced given the market comparisons.
Fair value modelled at €253,379 from the area baseline, adjusted for condition and location. Asking €575,000 sits €321,621 (55.9%) above — overpriced versus fair value.
Asking €575,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €266,784 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 50 · Amenities 40 · Economic 55 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €266,784 + condition -€12,338 + location -€1,067 = modelled fair value of €253,379 (€1,508/m²), a €321,621 (55.9%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 4202cc | Subject | €575,000 | €3,423 | — | 72 | 49 |
| rua de António Lourenço | Active | €395,000 | €2,582 | 24.6% | 65 | 41 |
| Gâmbia-Pontes-Alto da Guerra · 0014d2 | Active | €898,000 | €3,454 | 0.9% | 70 | 48 |
| Gâmbia-Pontes-Alto da Guerra · 0dcc73 | Active | €575,000 | €2,396 | 30.0% | 70 | 47 |
| Poceirão e Marateca · 4a7ea0 | Active | €472,000 | €3,168 | 7.4% | — | 46 |
| Median comp | €523,500 | €2,875 | 16.0% | 70 | 47 |
Long-term rental The property's current listing price of €575,000 represents a staggering 55.9% gap compared to its fair value of €253,379, indicating a significantly overpriced situation. With a gross yield of 0% and a neighborhood score of 49/100, the long-term rental potential is severely limited and lacks the appeal necessary to attract quality tenants. Buy-and-hold Investing in this 4-bed apartment at an inflated price is unlikely to yield positive returns, as its fair value suggests a substantial overpricing issue. The combination of a modest condition score of 70/100 and a lack of desirable amenities in the area makes this strategy unfavorable for the long term.
Economic and Tenant Instability Risk With an Economic Stability score of 55/100 and a Tenant Stability score of 50/100, there is a significant risk of income volatility and potential vacancy issues that may impact long-term returns.
