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, 1-bathroom apartment of 89 m², energy rating E. Located on praceta Comandante Sá Linhares, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a private balcony that enhances its living space, while its close proximity to local schools and parks provides accessibility for families.
The valuation. The asking price of €255,000 significantly exceeds the fair value of €130,948 by €124,052 (48.6%), indicating that the property is overpriced. This discrepancy raises concerns about the potential return on investment and market competitiveness.
Fair value modelled at €130,948 from the area baseline, adjusted for condition and location. Asking €255,000 sits €124,052 (48.6%) above — overpriced versus fair value.
Asking €255,000 versus the praceta Comandante Sá Linhares area baseline of €253,828 (€2,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 60 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 60 · Amenities 55 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
praceta Comandante Sá Linhares
Area baseline €253,828 + condition -€13,211 + location +€2,827 = modelled fair value of €130,948 (€1,471/m²), a €124,052 (48.6%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Comandante Sá Linhares | Subject | €255,000 | €2,865 | — | 70 | 55 |
| rua Abel Salazar, 1B | Active | €320,000 | €2,689 | 6.1% | 74 | 47 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 41.4% | 70 | 59 |
| Setúbal (São Sebastião) · 03254b | Active | €249,000 | €3,320 | 15.9% | 60 | 48 |
| rua Malmequeres | Active | €249,000 | €2,798 | 2.4% | 72 | 48 |
| Median comp | €249,000 | €3,059 | 6.8% | 71 | 48 |
Long-term rental This property, priced at €255,000, sits significantly above its fair value of €130,948, indicating a 48.6% markup which undermines its potential as a long-term rental investment. With a gross yield of only 4.5% and a neighbourhood rating of 55/100, the property does not present an attractive proposition for sustained tenant occupancy. Buy-and-hold The current asking price of €255,000 is excessively high compared to the fair value of €130,948, resulting in a 48.6% gap that limits its upside potential in a buy-and-hold strategy. With a condition rating of 66/100 and a yield of 4.5%, the prospects for long-term appreciation are questionable, making it a less favorable investment overall. Family rental At €255,000, this apartment is overpriced by 48.6% relative to its fair value of €130,948, which complicates its viability as a family rental option. The modest gross yield of 4.5% combined with the neighbourhood's low rating suggests that attracting stable families may be challenging, impacting rental income reliability.
Economic and Tenant Stability Risk With an economic stability score of 50/100 and a tenant stability score of 55/100, there is a heightened risk of fluctuating rental income due to potential tenant turnover and economic instability in the area.
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
