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 65 m², built in 1991, energy rating D. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a living room fireplace, enhancing its cozy atmosphere, and is situated near a children's playground and tennis court, promoting an active lifestyle.
The valuation. The asking price of €235,000 sits just below the fair value of €244,307, presenting a discrepancy of €9,307 (3.8%). Verdict: fair. Buy-to-flip angle. The strategy for resale focuses on minor upgrades to enhance appeal, allowing for a target resale price above €250,000 to maximize profit. Buy-to-let angle. A steady rental income of approximately €803/month indicates a gross yield of 4.1%, making it an attractive long-term buy-and-hold investment with tenant demand potential.
Fair value modelled at €244,307 from 6 comparable sales in the area. Asking €235,000 sits €9,307 (3.8%) below — the upside to fair value.
Asking €235,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €241,693 (€3,718/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €241,693, adjusted for condition and micro-location, gives a modelled fair value of €244,307 (€3,759/m²), a €9,307 (3.8%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 80007f | Subject | €235,000 | €3,615 | — | 70 | 56 |
| Setúbal (São Sebastião) · 938516 | Active | €275,000 | €3,767 | 4.2% | — | 56 |
| Setúbal (São Sebastião) · 468026 | Active | €235,000 | €2,938 | 18.7% | 72 | 49 |
| rua Mormugão | Active | €270,000 | €3,750 | 3.7% | 65 | 49 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 12.1% | 70 | 59 |
| Median comp | €252,500 | €3,759 | 4.0% | 70 | 53 |
Long-term rental This 2-bed apartment in Gâmbia-Pontes-Alto da Guerra is fairly priced at €235,000, slightly below the fair value of €244,307, indicating stability in the market without significant upside. With a gross yield of 4.1%, it presents a reasonable option for generating consistent rental income in a location appealing to the commuter demographic. Buy-and-hold Investing in this property as a buy-and-hold strategy is reasonable given its current pricing, aligned closely with market fair values. The solid condition rating of 69/100 further supports its potential for retention in a stable rental market over time. Not ideal for luxury market This property does not cater to the luxury market segment, given its average condition and neighbourhood rating of 56/100. Therefore, investment potential may be limited in terms of higher-end clientele. Not ideal for short-term vacation rental Due to its average neighbourhood and the lack of premium amenities, this apartment is unlikely to attract short-term vacation rentals effectively. Its location on the periphery may deter potential travelers seeking more central accommodations.
Economic Volatility Risk The low economic stability score of 50/100 indicates a risk of fluctuating market conditions that could impact property values and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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