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 342 m², built in 2003, energy rating D. Located on beco do Girassol, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a private pool with a support annex, transforming the outdoor space into a personal resort ideal for family gatherings and relaxation.
The valuation. The asking price of €575,000 is significantly above the fair value of €511,463, reflecting an overpricing of €63,537 (11.0%). This indicates that potential buyers may face challenges justifying the investment based on current market trends.
Fair value modelled at €511,463 from the area baseline, adjusted for condition and location. Asking €575,000 sits €63,537 (11.0%) above — overpriced versus fair value.
Asking €575,000 versus the beco do Girassol area baseline of €543,096 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 75 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 55 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
beco do Girassol
Area baseline €543,096 + condition -€25,116 + location -€6,517 = modelled fair value of €511,463 (€1,496/m²), a €63,537 (11.0%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Girassol | Subject | €575,000 | €1,681 | — | 68 | 47 |
| travessa 8 de Março | Active | €575,000 | €1,676 | 0.3% | 75 | 47 |
| Gâmbia-Pontes-Alto da Guerra · 90d747 | Active | €575,000 | €639 | 62.0% | 75 | 49 |
| rua Manuel Gonçalves Branco | Active | €575,000 | €1,672 | 0.6% | — | 56 |
| Gâmbia-Pontes-Alto da Guerra · 6d54b5 | Active | €575,000 | €2,396 | 42.5% | 70 | 46 |
| Median comp | €575,000 | €1,674 | 0.4% | 75 | 48 |
Long-term rental This property, at €575,000, is overpriced by 11.0% compared to its fair value of €511,463, which could limit the potential for sustainable long-term rental yields. Additionally, with a 5.8% gross yield, the rental income may not justify the high purchase price in a rural area with limited amenities. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable since it is overvalued at €575,000 against a fair value of €511,463, reducing the likelihood of achieving a reasonable return over time. The property's moderate condition rating of 70/100 further complicates its long-term investment potential, especially in a neighbourhood with a score of only 47/100. Not ideal for: This property is unsuitable for short-term vacation rentals and the luxury market due to its overpriced status and location in a rural area lacking diverse amenities.
Low Demand Risk: With an economic stability score of 35/100 and a tenant stability score of 50/100, there is a significant risk of low demand for this property, potentially impacting rental income and long-term value.
