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 89 m² on the 1st floor, built in 1996, energy rating D. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. The apartment includes a spacious attic for extra storage and a balcony that offers scenic countryside views, enhancing both functionality and outdoor living enjoyment.
The valuation. The asking price of €279,900 sits a mere €958 above the fair value of €278,942, indicating that this property is fairly valued at 0.3% over its estimated worth.
Fair value modelled at €278,942 from 6 comparable sales in the area. Asking €279,900 sits €958 (0.3%) above — overpriced versus fair value.
Asking €279,900 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €258,213 (€2,901/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €258,213, adjusted for condition and micro-location, gives a modelled fair value of €278,942 (€3,134/m²), a €958 (0.3%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · 2fcc80 | Subject | €279,900 | €3,145 | — | 74 | 58 |
| praceta João Soares, 2 | Active | €235,000 | €2,765 | 12.1% | 70 | 54 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 0.9% | 72 | 53 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 7.1% | 78 | 49 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 1.4% | 80 | 55 |
| Median comp | €245,250 | €3,108 | 1.2% | 75 | 54 |
Long-term rental The investment potential for this 2-bed apartment remains suitable for long-term rental given its gross yield of 4.1%. However, with a fair value of €278,942 and only a slight gap of 0.3%, the current listing price indicates the property is fairly priced. Buy-and-hold Holding this property for the long term could be strategic due to its fair value assessment, helping to maintain stability in investment while monitoring the neighbourhood's amenities and tenant quality. With its fair pricing, this apartment may not show immediate appreciation but can provide steady income through rental. Not ideal for luxury market The apartment's characteristics and location do not align with the luxury market's expectations, and thus it is unlikely to attract high-end buyers. Given the average condition rating of 76/100, the property may also struggle to compete with premium offerings in more affluent areas. Not ideal for short-term vacation rental Due to limited immediate employment opportunities and the suburban setting, this property would be less attractive for short-term vacation rentals. The neighbourhood's amenities and tenant quality suggest a lack of tourist infrastructure necessary to support a successful short-term rental operation.
Economic Instability Risk: With an economic stability score of 45/100, there is a significant risk that fluctuating economic conditions could negatively impact property values and rental demand.
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