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.
4-bedroom, 3-bathroom house of 260 m², built in 2003, energy rating A. Located on estrada de Santo Ovídio, 480, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This property features a heated counter-current jacuzzi pool and is situated just 10 minutes from beautiful beaches, providing an ideal blend of relaxation and convenience.
The valuation. The asking price of €990,000 sits significantly above the fair value of €767,232, indicating an overvaluation of €222,768 (29.0%). This suggests that potential buyers should approach with caution given the disparity between market expectations and actual worth.
Fair value modelled at €767,232 from 6 comparable sales in the area. Asking €990,000 sits €222,768 (29.0%) above — overpriced versus fair value.
Asking €990,000 versus the estrada de Santo Ovídio, 480 area baseline of €820,103 (€3,154/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €820,103, adjusted for condition and micro-location, gives a modelled fair value of €767,232 (€2,951/m²), a €222,768 (29.0%) gap versus the €990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada de Santo Ovídio, 480 | Subject | €990,000 | €3,808 | — | 70 | 56 |
| Gâmbia-Pontes-Alto da Guerra · 65a436 | Active | €575,000 | €3,423 | 10.1% | 75 | 53 |
| rua dos Plátanos | Active | €785,000 | €4,110 | 7.9% | — | 59 |
| Gâmbia-Pontes-Alto da Guerra · 28b918 | Active | €575,000 | €2,396 | 37.1% | 74 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 9569f1 | Active | €595,000 | €2,479 | 34.9% | 75 | 56 |
| Median comp | €585,000 | €2,951 | 22.5% | 75 | 55 |
Long-term rental The property is overpriced at €990,000 against a fair value of €767,232, leading to a significant gap of 29%. With a low gross yield of 2.6%, this investment does not align with ideal long-term rental performance. Value-add renovation Investing in value-add renovations is not advisable since the property is already overpriced by 29%. The current condition score of 77/100 suggests limited potential for substantial increases in value post-renovation, making this an unfavorable investment. Buy-and-hold Holding onto this property for long-term appreciation is not recommended as it is overpriced relative to its fair value. The economic and tenant stability indicators, influenced by the industrial nature of the area, do not warrant this high entry price for a buy-and-hold strategy.
High Tenant Turnover Risk The tenant stability score of 45/100 indicates a potential for high turnover, which could lead to increased vacancy rates and lost rental income.
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