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 on the 2nd floor, built in 1996, energy rating C. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The apartment’s spacious kitchen, combined with its two fronts, offers abundant natural light and a pleasant open view over green spaces, enhancing both ambiance and functionality.
The valuation. The asking price of €270,000 is €21,323 below the fair value of €291,323, indicating the property is fairly priced within the current market context.
Fair value modelled at €291,323 from 6 comparable sales in the area. Asking €270,000 sits €21,323 (7.3%) below — the upside to fair value.
Asking €270,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €291,163 (€3,271/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €291,163, adjusted for condition and micro-location, gives a modelled fair value of €291,323 (€3,273/m²), a €21,323 (7.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · a8ecff | Subject | €270,000 | €3,034 | — | 66 | 41 |
| praceta Manuel Nunes de Almeida, 45 | Active | €268,000 | €3,309 | 9.1% | 62 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8ee908 | Active | €249,000 | €3,276 | 8.0% | 65 | 56 |
| Setúbal (São Sebastião) · 65a6ee | Active | €315,000 | €2,917 | 3.9% | 70 | 40 |
| praceta de São Gabriel, 1 | Active | €242,000 | €3,270 | 7.8% | 80 | 46 |
| Median comp | €258,500 | €3,273 | 7.9% | 68 | 49 |
Long-term rental The 2-bed apartment in Gâmbia-Pontes-Alto da Guerra offers a gross yield of 4.3%, which falls within a reasonable range for a property priced at €270,000, reflecting fair market conditions. While the tenant quality may be average due to the neighbourhood rating of 41/100, its proximity to Lisbon provides a level of appeal for long-term renters. Family rental Given the space of 89m², this apartment could cater well to families seeking longer-term accommodation, particularly in a market where residential options are balanced by industrial zones. The fair value of the property suggests it could meet the needs of families, but potential tenants might consider the neighbourhood's lower score of 41/100 in their decision-making process.
High vacancy risk With a tenant stability score of 35/100, the likelihood of vacancies is increased, potentially leading to significant revenue loss for the property investment.
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