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 house of 126 m², built in 1985, energy rating C. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The house includes a process for legalizing additional areas, currently under approval, enhancing its value and potential for customization in a serene neighborhood. Strategic Location: Just 30 minutes from Lisbon and close to Arrábida, offering a perfect balance of nature and urban convenience.
The valuation. The asking price of €450,000 sits €268,551 (59.7%) above the fair value of €181,449, indicating that the property is overpriced. An investment at this level is unlikely to yield significant returns based on current valuations.
Fair value modelled at €181,449 from the area baseline, adjusted for condition and location. Asking €450,000 sits €268,551 (59.7%) above — overpriced versus fair value.
Asking €450,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €359,352 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 65 · Materials 70 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 40 · Amenities 40 · Economic 30 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €359,352 + condition -€22,641 + location +€4,002 = modelled fair value of €181,449 (€1,440/m²), a €268,551 (59.7%) gap versus the €450,000 asking price.
Long-term rental Though the property's gross yield of 2.5% indicates a low return on investment, the substantial gap of 59.7% from the fair value signifies it is significantly overpriced. The neighborhood's average score of 55/100 suggests limited tenant demand, making this a less favorable opportunity for long-term rental income. Value-add renovation While renovating the property could enhance its condition score of 64/100, the current listing price of €450,000 far exceeds the fair value of €181,449, indicating it is overpriced. Additionally, the rural setting and foundational economic context may mitigate the potential return from renovation, creating further risk for investors. Not ideal for: Short-term vacation rentals, student housing, and the luxury market due to location and price positioning.
High Economic Risk With an economic stability score of 30/100, there is a significant risk of market fluctuations negatively impacting the property's value and rental income potential.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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