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 country_house of 112 m², built in 1951, energy rating E. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes fully fenced land for privacy and comes with extensive development potential, capable of accommodating approximately 600 m² of additional construction. Condition Notes: The property shows significant signs of wear, needing maintenance in several interior spaces.
The valuation. The asking price of €429,900 is significantly above the fair value of €354,792, creating a disparity of €75,108 (21.2%). This indicates that the property is overpriced and may deter potential investors. Buy-to-flip angle. A buy-to-flip strategy would be challenging due to the high acquisition cost, requiring significant renovations to modernize the dated finishes. Quick resale may not yield a profitable return given the initial investment. Buy-to-let angle. With a gross yield of only 2.4%, generating an estimated rental income of €860/month, the long-term rental strategy may not be lucrative due to the average area rating and basic property condition.
Fair value modelled at €354,792 from 5 comparable sales in the area. Asking €429,900 sits €75,108 (21.2%) above — overpriced versus fair value.
Asking €429,900 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €370,505 (€3,308/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €370,505, adjusted for condition and micro-location, gives a modelled fair value of €354,792 (€3,168/m²), a €75,108 (21.2%) gap versus the €429,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 4681a9 | Subject | €429,900 | €3,838 | — | 30 | 54 |
| rua da Areia, 148 | Active | €280,000 | €2,718 | 29.2% | 50 | 56 |
| Gâmbia-Pontes-Alto da Guerra · 956bfc | Active | €450,000 | €3,571 | 7.0% | 65 | 55 |
| Poceirão e Marateca · 4a7ea0 | Active | €472,000 | €3,168 | 17.5% | — | 46 |
| rua Cidade de Ouro Preto, 9 | Active | €450,000 | €1,607 | 58.1% | 60 | 56 |
| Median comp | €450,000 | €2,943 | 23.3% | 60 | 56 |
Long-term rental The property has a gross yield of only 2.4%, indicating limited income potential given the pricing that is 21.2% above fair value. Additionally, with a neighborhood rating of 54/100 and a condition score of 35/100, tenant quality and property desirability may hinder long-term rental success. Buy-and-hold Investing in this property for a buy-and-hold strategy is not favorable, as it is overpriced relative to its fair value of €354,792. With economic activities in the area not robust and housing market conditions less than ideal, long-term appreciation may be significantly hampered. Not ideal for: The property is unsuitable for a short-term vacation rental or positioning in the luxury market due to its above fair value pricing and low condition score, which can deter potential clients seeking high-quality accommodations.
Economic volatility risk The property's economic stability score of 40/100 suggests a high likelihood of fluctuating market conditions, which could impact rental income.
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