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, 3-bathroom house of 240 m², built in 2003, energy rating E. Located on beco do Girassol, 13, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This property features a generous 900m² garden with leisure potential, highlighted by a private swimming pool, ideal for family gatherings and outdoor entertainment.
The valuation. The asking price of €575,000 is significantly above the fair value of €393,666, representing an overpricing of €181,334 (31.5%). This disparity indicates the property is currently overpriced.
Fair value modelled at €393,666 from the area baseline, adjusted for condition and location. Asking €575,000 sits €181,334 (31.5%) above — overpriced versus fair value.
Asking €575,000 versus the beco do Girassol, 13 area baseline of €684,480 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 50 · Amenities 60 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
beco do Girassol, 13
Area baseline €684,480 + condition +€1,875 + location +€10,671 = modelled fair value of €393,666 (€1,640/m²), a €181,334 (31.5%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco do Girassol, 13 | Subject | €575,000 | €2,396 | — | 72 | 57 |
| rua Manuel Gonçalves Branco | Active | €575,000 | €1,681 | 29.8% | 70 | 41 |
| beco do Girassol | Active | €575,000 | €3,382 | 41.2% | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 1e6259 | Active | €575,000 | €3,938 | 64.4% | 73 | 54 |
| beco do Girassol S / N | Active | €575,000 | €3,423 | 42.9% | 70 | 50 |
| Median comp | €575,000 | €3,403 | 42.0% | 72 | 50 |
Long-term rental The current pricing of €575,000 creates a substantial gap of 31.5% compared to its fair value of €393,666, suggesting the property is overpriced. With a gross yield of 4.6% and modest neighbourhood ratings, long-term rental potential appears limited, reducing its attractiveness as a stable investment. Value-add renovation While the property has a decent condition score of 76/100, the high asking price indicates it is overpriced relative to its fair value. Significant investment would be required to bridge the value gap, questioning the feasibility of any renovation strategy. Family rental The home may initially attract families due to its size, but the market price of €575,000 is not supportive of strong demand in a neighbourhood rated just 57/100. Given the overpriced nature of the property and concerns around local quality factors, family rental perspectives appear dim. Not ideal for The property is clearly overpriced and does not align with the luxury market, short-term rental, or student housing strategies. Its current valuation and neighbourhood characteristics signal that these approaches would likely yield unfavorable returns.
Economic Vulnerability With an economic stability score of 50/100, there is a significant risk that economic fluctuations could negatively impact the property value and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
