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 house of 51 m², built in 1977, energy rating F. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property offers significant potential for outdoor enhancements on its large 600 m² plot, along with an existing attic that could be converted for additional usable space.
The valuation. The asking price of €360,000 sits 124.5% above the fair value of €160,359. Consequently, this property is deemed overpriced and may pose challenges for potential buyers seeking value.
Fair value modelled at €160,359 from 6 comparable sales in the area. Asking €360,000 sits €199,641 (124.5%) above — overpriced versus fair value.
Asking €360,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €174,738 (€3,426/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €174,738, adjusted for condition and micro-location, gives a modelled fair value of €160,359 (€3,144/m²), a €199,641 (124.5%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · ee8878 | Subject | €360,000 | €7,059 | — | 75 | 55 |
| Poceirão e Marateca · 1f347b | Active | €465,000 | €3,121 | 55.8% | 75 | 50 |
| Poceirão e Marateca · 4a7ea0 | Active | €472,000 | €3,168 | 55.1% | — | 46 |
| estrada do Montado, 25 | Active | €915,000 | €5,027 | 28.8% | 75 | 45 |
| rua da Estefanilha S / N | Active | €455,000 | €2,395 | 66.1% | 76 | 53 |
| Median comp | €468,500 | €3,145 | 55.5% | 75 | 48 |
Long-term rental The current listing price of €360,000 results in a gross yield of only 2.2%, which is insufficient to justify such a high investment. Given that the fair value is €160,359, investing at this price point does not support a sustainable long-term rental strategy. Buy-and-hold With a gap of 124.5% compared to the fair value, the buy-and-hold strategy is not advisable due to the excessive capital needed in this transaction. Holding an overpriced asset could lead to extended periods of stagnant equity growth and increased financial risk. Family rental At a list price of €360,000, this property fails to align with the average family rental budget in the area, which could limit tenant interest and retention. The combination of an overpriced structure and a neighborhood score of 55/100 further complicates its potential as a viable family rental. Not ideal for Properties in the luxury market tend to require higher yields and better conditions than this property offers, suggesting it will struggle to attract affluent buyers. The potential for short-term vacation rentals is diminished due to the high price point and lower neighborhood desirability, while the property lacks features appealing to student housing.
Tenant turnover risk The combination of a tenant stability score of 55/100 indicates potential difficulty in retaining tenants, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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