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 80 m², built in 1996, energy rating E. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes an attic space ideal for additional storage, enhancing its overall utility despite the storage room's existing damage. Location Benefits: Situated in a peaceful residential area, it offers quick access to both urban amenities and natural attractions, including Serra da Arrábida and nearby beaches.
The valuation. The asking price of €269,900 is €25,792 (10.6%) above the fair value of €244,108, indicating the property is overpriced despite its appealing features. This discrepancy raises concerns for potential investors. Buy-to-flip angle. The resale strategy would involve updating the apartment's condition to enhance appeal and justify a higher price point. Given the current valuation, careful renovation could yield profits upon resale. Buy-to-let angle. With an estimated monthly rental income of €765, the gross yield stands at 3.4%. This return may be considered low, yet the property offers stable income potential in a mixed neighborhood.
Fair value modelled at €244,108 from 6 comparable sales in the area. Asking €269,900 sits €25,792 (10.6%) above — overpriced versus fair value.
Asking €269,900 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €223,869 (€2,798/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 €223,869, adjusted for condition and micro-location, gives a modelled fair value of €244,108 (€3,051/m²), a €25,792 (10.6%) gap versus the €269,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · e54fad | Subject | €269,900 | €3,374 | — | 72 | 39 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 0.6% | 74 | 48 |
| Sado · 0c05b3 | Active | €250,000 | €2,907 | 13.8% | 70 | 48 |
| Setúbal (São Sebastião) · ee8882 | Active | €269,900 | €2,871 | 14.9% | 72 | 44 |
| rua 16 de Novembro, 2 | Active | €210,000 | €2,958 | 12.3% | 72 | 54 |
| Median comp | €259,950 | €2,933 | 13.1% | 72 | 48 |
Long-term rental The current listing price of €269,900 represents a 10.6% gap above the fair value of €244,108, indicating that the property is overpriced. With a gross yield of only 3.4% and a neighbourhood rating of 39/100, the prospects for attracting stable long-term tenants appear limited. Buy-and-hold Given the property’s higher listing price relative to its fair value, it does not present an attractive buy-and-hold investment at this time. The combination of a relatively low gross yield and a modest condition score may hinder potential appreciation over the long term.
High tenant turnover risk With an economic stability score of 30/100 and a tenant stability score of 30/100, there is a significant risk of high turnover rates, which can lead to increased vacancy rates and lost rental income.
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