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.
2-bedroom, 2-bathroom apartment of 91 m², energy rating A+. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This property offers an impressive 11.05 m² terrace balcony perfect for outdoor dining and leisure, alongside a spacious 42.95 m² closed box for parking and storage.
The valuation. The asking price of €400,000 is significantly above its fair value of €152,622, resulting in an overvaluation of €247,378 (61.8%). This indicates that the property is overpriced for potential investors. Buy-to-flip angle. A buy-and-flip strategy may not be viable here, given the considerable disparity between the asking price and market value, making quick resale challenging without deep value-add renovations. Buy-to-let angle. The gross yield is estimated at 2.9%, providing approximately €967 per month in rent. However, the mixed neighborhood score of 51/100 may limit long-term rental demand.
Fair value modelled at €152,622 from the area baseline, adjusted for condition and location. Asking €400,000 sits €247,378 (61.8%) above — overpriced versus fair value.
Asking €400,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €259,532 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal
Area baseline €259,532 + condition +€7,536 + location +€578 = modelled fair value of €152,622 (€1,677/m²), a €247,378 (61.8%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 9389b1 | Subject | €400,000 | €4,396 | — | 75 | 51 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 17.3% | 74 | 51 |
| rua Diogo Fernandes Pereira, 27 | Active | €369,000 | €3,075 | 30.0% | 80 | 56 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 17.3% | 75 | 53 |
| avenida de Angola | Active | €320,000 | €3,265 | 25.7% | 75 | 48 |
| Median comp | €404,500 | €3,451 | 21.5% | 75 | 52 |
Long-term rental The 2-bed apartment in Setúbal, priced at €400,000, is significantly overpriced compared to its fair value of €152,622, leading to a concerning equity gap of 61.8%. With a gross yield of only 2.9%, this investment strategy is unlikely to generate sufficient cash flow to justify the high entry cost. Value-add renovation Investing in a value-add renovation strategy is not advisable for the 2-bed apartment in Setúbal due to its current overvaluation at €400,000, which is far above the fair value of €152,622. Even with potential improvements, the significant gap of 61.8% suggests that the investment may not achieve the returns needed to offset the original acquisition price. Buy-and-hold The buy-and-hold strategy is undermined by the apartment’s listing price of €400,000, which is disproportionately high compared to the fair value of €152,622, resulting in a gap of 61.8%. This overpricing, coupled with the modest gross yield of 2.9%, makes long-term holding less attractive as an investment for capital appreciation and income generation.
Low Economic Stability Risk The economic stability score of 45/100 indicates a potential decline in property values and rental demand, posing a risk to returns on 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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