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 D. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This property features a spacious outdoor area complete with a private pool, a well-designed kennel, and a garage accommodating up to four vehicles.
The valuation. The asking price of €575,000 is significantly above the fair value of €386,321, exceeding it by €188,679 (32.8%). This property is considered overpriced based on current market standards.
Fair value modelled at €386,321 from the area baseline, adjusted for condition and location. Asking €575,000 sits €188,679 (32.8%) above — overpriced versus fair value.
Asking €575,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €684,480 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 50 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €684,480 + condition +€8,250 + location -€3,049 = modelled fair value of €386,321 (€1,610/m²), a €188,679 (32.8%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 28b909 | Subject | €575,000 | €2,396 | — | 75 | 48 |
| beco do Girassol | Active | €575,000 | €3,382 | 41.2% | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 9569f1 | Active | €595,000 | €2,479 | 3.5% | 75 | 56 |
| Gâmbia-Pontes-Alto da Guerra · 1e6259 | Active | €575,000 | €3,938 | 64.4% | 73 | 54 |
| Median comp | €575,000 | €3,382 | 41.2% | 74 | 54 |
Long-term rental The property presents a gross yield of 4.6%, which is overshadowed by its significant 32.8% gap to fair value, indicating it may not offer attractive returns for long-term rental investments. Moreover, the low neighbourhood score of 48/100 combined with limited housing demand due to its peripheral location suggests challenges in tenant attraction. Buy-and-hold Given the current listing price of €575,000, the buy-and-hold strategy may prove unwise as the property is overpriced and has a fair value of only €386,321. The modest condition score of 77/100 further complicates the investment case, as potential appreciation could be hindered by stagnant local employment prospects. Value-add renovation Although a value-add renovation approach could improve the property's condition, the current price level reflects a significant overvaluation at 32.8% above fair value. The challenges of the neighbourhood's low score and the peripheral location could further limit the potential to achieve a profitable return on investment through renovations.
Economic and Tenant Instability Risk The economic stability score of 50 and tenant stability score of 50 indicate a significant risk of fluctuations in rental income and potential difficulties in retaining tenants, which may affect the overall profitability of the investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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