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 84 m² on the 1st floor, built in 1998, energy rating C. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a versatile 15 m² storage room on the top floor, ideal for a home office or leisure area, enhancing its functional living space.
The valuation. The asking price of €273,000 is slightly below the fair value of €281,458, indicating a minor discount of €8,458 (3.0%). This suggests the property is fairly priced, providing a solid starting point for negotiation.
Fair value modelled at €281,458 from 6 comparable sales in the area. Asking €273,000 sits €8,458 (3.0%) below — the upside to fair value.
Asking €273,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €263,302 (€3,135/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting 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 €263,302, adjusted for condition and micro-location, gives a modelled fair value of €281,458 (€3,351/m²), a €8,458 (3.0%) gap versus the €273,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 875081 | Subject | €273,000 | €3,250 | — | 75 | 48 |
| Setúbal (São Sebastião) · 99f3c3 | Active | €280,000 | €3,333 | 2.6% | 75 | 48 |
| rua de Aljubarrota, 3 | Active | €285,000 | €3,563 | 9.6% | 76 | 50 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 2.6% | 75 | 51 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 3.6% | 78 | 49 |
| Median comp | €280,000 | €3,351 | 3.1% | 76 | 50 |
Long-term rental This property offers a respectable gross yield of 4.1%, making it a decent option for long-term rental despite its fair valuation. However, the moderate neighborhood rating of 48/100 suggests challenges in tenant quality and demand, which could impact long-term rental performance. Buy-and-hold With a fair value of €281,458, acquiring this apartment at the current listing price of €273,000 offers a nominal upside; however, coupled with a 3.0% gap versus fair value, it does not present a compelling opportunity for substantial appreciation. Additionally, the neighborhood's industrial character and lower amenities rating may limit future appreciation potential, making it a stable hold rather than a growth investment.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at 50/100, there is a significant risk of fluctuating income and prolonged vacancies due to economic uncertainty and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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