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 77 m² on the 4th floor, built in 1995, energy rating F. Located on praceta Aníbal José, 6, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a charming balcony that provides outdoor connectivity, perfect for enjoying leisure time and enhances the overall living experience in a tranquil neighborhood.
The valuation. The asking price of €260,000 sits €20,393 (8.5%) above the fair value of €239,607, indicating that this property is priced at fair value. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the current asking price by implementing cosmetic upgrades to enhance market appeal. Buy-to-let angle. With an estimated gross yield of 4.3%, the rental income strategy provides approximately €932 monthly, making it a viable long-term investment option.
Fair value modelled at €239,607 from 6 comparable sales in the area. Asking €260,000 sits €20,393 (8.5%) above — overpriced versus fair value.
Asking €260,000 versus the praceta Aníbal José, 6 area baseline of €236,654 (€3,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €236,654, adjusted for condition and micro-location, gives a modelled fair value of €239,607 (€3,112/m²), a €20,393 (8.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Aníbal José, 6 | Subject | €260,000 | €3,377 | — | 70 | 43 |
| Setúbal (São Sebastião) · 5e635e | Active | €220,000 | €2,750 | 18.6% | 65 | 50 |
| Setúbal (São Sebastião) · ee8882 | Active | €269,900 | €2,871 | 15.0% | 72 | 44 |
| Setúbal (São Sebastião) · 023929 | Active | €295,000 | €3,512 | 4.0% | 72 | 54 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 3.1% | 70 | 52 |
| Median comp | €272,450 | €3,176 | 5.9% | 71 | 51 |
Long-term rental The 2-bed apartment in Gâmbia-Pontes-Alto da Guerra offers a gross yield of 4.3%, positioning it as a reasonable option for long-term rental given its fair value status. However, the neighbourhood's low score of 43/100 may pose challenges in attracting high-quality tenants, impacting long-term stability. Buy-and-hold While the property is currently priced fairly at €260,000, the minor gap of 8.5% to its fair value suggests limited room for growth in the buy-and-hold strategy. Additionally, the condition rating of 68/100 indicates the need for future investment to enhance the property's appeal over time.
Low tenant retention risk With a tenant stability score of 50/100, there is a significant risk of high turnover, which can lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
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.
Sign in to buy the report or use a credit
