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.
0-bedroom, 0-bathroom villa of 342 m². Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This villa features an expansive outdoor terrace overlooking the pool, designed for entertaining, and incorporates a modern fireplace in the living area for added comfort.
The valuation. The asking price of €575,000 is approximately 5.7% higher than the fair value of €542,422, indicating that the property is overpriced. This discrepancy suggests potential challenges for achieving a favorable return on investment.
Fair value modelled at €542,422 from the area baseline, adjusted for condition and location. Asking €575,000 sits €32,578 (5.7%) above — overpriced versus fair value.
Asking €575,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €975,384 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 80 · Materials 75 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 45 · Amenities 40 · Economic 50 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €975,384 + condition +€8,016 + location -€8,690 = modelled fair value of €542,422 (€1,586/m²), a €32,578 (5.7%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 261f62 | Subject | €575,000 | €1,681 | — | 80 | 46 |
| Setúbal (São Sebastião) · 49b957 | Active | €450,000 | €1,607 | 4.4% | 60 | 58 |
| f36091 | Active | €400,000 | €1,739 | 3.4% | 70 | 46 |
| Setúbal (São Sebastião) · 6d558b | Active | €249,000 | €3,609 | 114.6% | 80 | 47 |
| Gâmbia-Pontes-Alto da Guerra · 0dce9d | Active | €595,000 | €1,740 | 3.5% | 72 | 55 |
| Median comp | €425,000 | €1,740 | 3.5% | 71 | 51 |
Value-add renovation This property is overpriced, given the current fair value of €542,422, with a gap of 5.7% compared to the listing price of €575,000. The condition rating of 77/100 suggests potential for improvement; however, the increased investment may not yield the desired financial return in this challenging neighborhood. Long-term rental With a gross yield of 5.8%, this villa presents a moderate return; however, its overpriced listing diminishes the overall investment appeal, particularly against the fair value of €542,422. The low neighborhood score of 46/100 indicates that attracting reliable long-term tenants may be problematic, further complicating the investment outlook. Buy-and-hold Investing in this property as a buy-and-hold strategy is risky while it remains overpriced at €575,000 versus a fair value of €542,422. Given the peripheral location and the low neighborhood quality, holding this asset long-term may not generate the anticipated appreciation in value, making it an unappealing choice for investors seeking stability.
Economic and Tenant Instability: With an economic stability score of 50/100 and a tenant stability score of 45/100, there is a significant risk of fluctuating rental income and potential vacancy issues due to the suburban area's economic uncertainty and low tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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