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.
3-bedroom, 3-bathroom house of 174 m², energy rating E. Located on rua das Laranjeiras, 49, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a garage with space for four vehicles and an expansive attic, offering additional storage and potential for conversion.
The valuation. The asking price of €580,000 is slightly below the fair value of €588,529 by €8,529, indicating that this property is fairly priced for the current market conditions.
Fair value modelled at €588,529 from 6 comparable sales in the area. Asking €580,000 sits €8,529 (1.4%) below — the upside to fair value.
Asking €580,000 versus the rua das Laranjeiras, 49 area baseline of €519,617 (€2,986/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting 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 €519,617, adjusted for condition and micro-location, gives a modelled fair value of €588,529 (€3,382/m²), a €8,529 (1.4%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Laranjeiras, 49 | Subject | €580,000 | €3,333 | — | 78 | 53 |
| beco do Girassol | Active | €575,000 | €3,382 | 1.5% | 74 | 49 |
| Setúbal (São Sebastião) · 4b8f97 | Active | €495,000 | €3,898 | 16.9% | 75 | 56 |
| rua da Estefanilha S / N | Active | €455,000 | €2,395 | 28.2% | 76 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 6d55b0 | Active | €575,000 | €3,382 | 1.5% | 74 | 49 |
| Median comp | €535,000 | €3,382 | 1.5% | 75 | 51 |
Long-term rental The property at €580,000 offers a gross yield of 4.5%, reflecting a competitive income potential in the Setúbal region. However, with a fair value of €588,529 indicating only a 1.4% gap, the investment opportunity remains balanced without significant upside. Family rental This property can cater well to families due to its spacious 174m² layout and close proximity to the Lisbon metro area for commuting. Yet, the neighbourhood rating of 53/100 suggests some limitations in amenities, keeping the investment at a fair valuation without room for substantial appreciation. Buy-and-hold Holding this asset long-term could yield stable returns, as the property is adequately positioned for family rentals in a suburban setting. Nevertheless, the fair value assessment, with a minimal gap, indicates that the current price of €580,000 aligns closely with market expectations, signaling a moderate investment opportunity.
Economic Vulnerability The property is at risk due to a low economic stability score of 45/100, which indicates potential challenges in attracting and retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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