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 68 m² on the 2nd floor, energy rating C. Located on praceta Armando Martins, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a balcony that enhances outdoor living, and it benefits from dual exposure, ensuring ample natural light throughout the day.
The valuation. The asking price of €269,000 is significantly above the fair value of €231,003, making it overpriced by €37,997 (16.4%). This discrepancy suggests that potential buyers should proceed with caution as the market may not support this valuation.
Fair value modelled at €231,003 from 6 comparable sales in the area. Asking €269,000 sits €37,997 (16.4%) above — overpriced versus fair value.
Asking €269,000 versus the praceta Armando Martins area baseline of €219,697 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €219,697, adjusted for condition and micro-location, gives a modelled fair value of €231,003 (€3,397/m²), a €37,997 (16.4%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Armando Martins | Subject | €269,000 | €3,956 | — | 68 | 52 |
| rua da Luz, 7 | Active | €285,000 | €3,563 | 9.9% | 72 | 41 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 5.6% | 70 | 52 |
| Setúbal (São Sebastião) · 83430f | Active | €205,000 | €3,154 | 20.3% | 72 | 49 |
| Setúbal (São Sebastião) · 3df61f | Active | €265,000 | €3,232 | 18.3% | 75 | 46 |
| Median comp | €275,000 | €3,398 | 14.1% | 72 | 48 |
Buy-and-hold This property in Gâmbia-Pontes-Alto da Guerra, priced at €269,000, is overvalued by 16.4% compared to its fair value of €231,003. The rural location, while generally safe, offers limited amenities and job opportunities, making it a less attractive long-term investment. Family rental Given its gross yield of 4% and a neighborhood rating of 52/100, this apartment may struggle to attract family renters amidst the local limitations. The price point also reflects an overvaluation relative to its fair value, which could deter potential long-term tenants.
Tenant turnover risk With a tenant stability score of 60/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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