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 Features: The apartment boasts a semi-equipped kitchen with modern appliances and a marquise/laundry area, enhancing functionality for family living and convenience. Localização: A propriedade destaca-se pela sua localização tranquila, com fácil acesso a diversas comodidades e transportes públicos, proporcionando uma qualidade de vida aprimorada.
The valuation. The asking price of €270,000 is significantly above the fair value of €222,500, resulting in an overvaluation of €47,500 (21.3%). This suggests the property may not appeal to well-informed investors.
Fair value modelled at €222,500 from 5 comparable sales in the area. Asking €270,000 sits €47,500 (21.3%) above — overpriced versus fair value.
Asking €270,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €230,121 (€2,586/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €230,121, adjusted for condition and micro-location, gives a modelled fair value of €222,500 (€2,500/m²), a €47,500 (21.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 1625ce | Subject | €270,000 | €3,034 | — | 65 | 53 |
| 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 |
| praceta Doutor José Romão dos Santos Ferro | Active | €175,000 | €2,188 | 27.9% | — | 53 |
| avenida Bento de Jesus Caraça, 170 | Active | €265,000 | €2,500 | 17.6% | 68 | 53 |
| Median comp | €257,000 | €2,888 | 4.8% | 65 | 53 |
Long-term rental The property is currently overpriced by 21.3% compared to its fair value, making it a less attractive long-term rental investment. With a gross yield of 5.2%, the income potential does not justify the elevated purchase price given the neighborhood's median ratings. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable due to its 21.3% gap from fair value, indicating it's priced above market potential. The combination of a low condition score and a neighborhood quality rating of 53/100 further complicates its long-term appreciation prospects.
Economic Downturn Risk The property’s low economic stability score of 50/100 indicates a heightened risk of downturns affecting rental income and asset value, while the tenant stability score of 60/100 suggests potential fluctuations in occupancy levels.
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
