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, 3-bathroom house of 112 m², built in 1951, energy rating B. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This property features elevated private patios with views over the Sado River and rice fields, along with original fireplaces that add historic charm to modern interiors.
The valuation. The asking price of €189,000 sits significantly above fair value at €100,517, indicating an overpriced situation by €88,483 or 46.8%. Buyers should approach with caution given this disparity. Buy-to-flip angle. The resale strategy would focus on making extensive renovations to improve the property's condition, aimed at attracting buyers willing to pay a premium after a substantial investment. Buy-to-let angle. Given the estimated gross yield of 0% and poor rental conditions, this property may struggle to provide sustainable rental income, particularly in a neighborhood rated 44/100, indicating mixed demand.
Fair value modelled at €100,517 from the area baseline, adjusted for condition and location. Asking €189,000 sits €88,483 (46.8%) above — overpriced versus fair value.
Asking €189,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €192,640 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 (Condition 20 · Materials 30 · Room dimensions 30). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 44/100 (Housing Market 30 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal
Area baseline €192,640 + condition -€87,500 + location -€4,623 = modelled fair value of €100,517 (€897/m²), a €88,483 (46.8%) gap versus the €189,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 82c6f1 | Subject | €189,000 | €1,688 | — | 20 | 44 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 90d988 | Active | €199,000 | €1,716 | 1.7% | 20 | 59 |
| calçada Doutor Joaquim José Alegre | Active | €280,000 | €2,545 | 50.8% | 45 | 47 |
| praceta da Chaminé | Active | €190,000 | €809 | 52.1% | 66 | 46 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · cfdc07 | Active | €175,000 | €2,574 | 52.5% | 42 | 50 |
| Median comp | €194,500 | €2,131 | 26.3% | 44 | 49 |
Long-term rental The property in Alcácer do Sal is overpriced by 46.8% compared to its fair value of €100,517, making it a poor candidate for long-term rental. With a gross yield of 0% and a neighborhood score of 44/100, potential returns are unlikely to justify the investment. Family rental Given its condition rating of 25/100 and excessive pricing, this property is not suitable for family rental purposes. The lack of amenities and low neighborhood score further diminish its attractiveness to potential family tenants.
Low Economic and Tenant Stability Risk The low economic stability score of 35/100 indicates potential vulnerability to market fluctuations, while a tenant stability score of 50/100 reflects uncertainty in long-term tenancy, raising concerns about consistent cash flow.
