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, 2-bathroom apartment of 105 m² on the 2nd floor, built in 2022, energy rating A+. Located on avenida Quinta da Amizade, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes luxurious high-quality finishes such as premium flooring and custom cabinetry, enhancing both aesthetics and functionality throughout the living spaces.
The valuation. The asking price of €445,000 is €55,099 (14.1%) above the fair value of €389,901, indicating the property is overpriced. This discrepancy suggests potential difficulty in achieving a profitable sale without significant price adjustments.
Fair value modelled at €389,901 from 6 comparable sales in the area. Asking €445,000 sits €55,099 (14.1%) above — overpriced versus fair value.
Asking €445,000 versus the avenida Quinta da Amizade area baseline of €341,740 (€3,255/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €341,740, adjusted for condition and micro-location, gives a modelled fair value of €389,901 (€3,713/m²), a €55,099 (14.1%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Quinta da Amizade | Subject | €445,000 | €4,238 | — | 82 | 50 |
| Gâmbia-Pontes-Alto da Guerra · 9389b1 | Active | €400,000 | €4,396 | 3.7% | 75 | 51 |
| praça de Portugal | Active | €420,000 | €3,307 | 22.0% | 80 | 48 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 14.2% | 74 | 51 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 14.2% | 75 | 53 |
| Median comp | €430,000 | €3,636 | 14.2% | 75 | 51 |
Long-term rental The property's gross yield of 2.7% is not attractive given the fair value gap of 14.1%, indicating that it may not efficiently generate consistent cash flow. Additionally, the neighborhood's rating of 50/100 suggests potential challenges in tenant quality and long-term demand for rental properties. Buy-and-hold While holding onto this property may allow for potential appreciation, the current price of €445,000 stands significantly above its fair value of €389,901, limiting upside potential. Considering the rural location and moderate neighborhood rating, the investment may struggle to provide satisfactory returns over time.
Low economic stability risk The property’s economic stability score of 40/100 indicates a significant risk of economic downturns impacting rental income and property value negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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