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 3rd floor, built in 1996, energy rating E. Located Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This apartment features PVC double-glazed windows with tilt-and-turn functionality, enhancing energy efficiency and noise reduction in a quiet, well-connected neighborhood of Setúbal.
The valuation. The asking price of €244,000 is significantly above the fair value of €218,013, indicating an overpricing of €25,987 (11.9%). This property does not present itself as a financially prudent investment opportunity.
Fair value modelled at €218,013 from 6 comparable sales in the area. Asking €244,000 sits €25,987 (11.9%) above — overpriced versus fair value.
Asking €244,000 versus the Gâmbia-Pontes-Alto da Guerra, Setúbal, Setúbal area baseline of €200,958 (€2,258/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €200,958, adjusted for condition and micro-location, gives a modelled fair value of €218,013 (€2,450/m²), a €25,987 (11.9%) gap versus the €244,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Gâmbia-Pontes-Alto da Guerra · e55537 | Subject | €244,000 | €2,742 | — | 66 | 49 |
| Setúbal (São Sebastião) · 96c49c | Active | €179,000 | €2,521 | 8.0% | 73 | 49 |
| rua das Giestas, 1 | Active | €220,000 | €2,200 | 19.8% | 72 | 55 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 26.7% | 70 | 46 |
| avenida Bento de Jesus Caraça, 75 | Active | €195,000 | €2,378 | 13.3% | 68 | 53 |
| Median comp | €197,000 | €2,289 | 16.5% | 71 | 51 |
Long-term rental The property is priced at €244,000, which is 11.9% higher than its fair value of €218,013, indicating it is overpriced. With a gross yield of 4.7% in a rural area primarily dependent on agricultural activities, the potential returns do not justify the current listing price. Buy-and-hold Given its valuation gap, the property fails to present a compelling buy-and-hold opportunity since it is overpriced at €244,000. The combination of a housing quality rating of 72 and a neighborhood rating of 49 suggests that potential appreciation may be limited in this rural market.
Market Volatility Risk The economic stability score of 40/100 indicates a high risk of market fluctuations which could adversely affect property values and rental demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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