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.
5-bedroom, 6-bathroom house of 329 m², built in 2014. Located Comporta parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The property includes a 35 m² swimming pool with an outdoor hot shower and a barbecue area, perfect for outdoor gatherings and leisure activities.
The valuation. The asking price of €2,500,000 is significantly above the fair value of €545,004, representing a discrepancy of €1,954,996 or 78.2%. This property is clearly overpriced, making it a risky investment.
Fair value modelled at €545,004 from the area baseline, adjusted for condition and location. Asking €2,500,000 sits €1,954,996 (78.2%) above — overpriced versus fair value.
Asking €2,500,000 versus the Comporta, Alcácer do Sal, Setúbal area baseline of €1,135,708 (€3,452/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 50 · Amenities 45 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Comporta, Alcácer do Sal, Setúbal
Area baseline €1,135,708 + condition +€26,731 + location -€4,180 = modelled fair value of €545,004 (€1,657/m²), a €1,954,996 (78.2%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Comporta · 99f447 | Subject | €2,500,000 | €7,599 | — | 78 | 48 |
| Comporta · 6fb8f4 | Active | €1,890,000 | €9,310 | 22.5% | 85 | 45 |
| rua das Casas da Comporta S / N | Active | €940,000 | €7,231 | 4.8% | 75 | 46 |
| Comporta · 82c6c7 | Active | €980,000 | €5,568 | 26.7% | 72 | 56 |
| Comporta · 4bb8dc | Active | €1,200,000 | €12,632 | 66.2% | 76 | 47 |
| Median comp | €1,090,000 | €8,271 | 8.8% | 76 | 47 |
Long-term rental This property lacks the necessary fundamentals for a profitable long-term rental strategy, given its 0% gross yield and a fair value significantly lower than the listing price. Additionally, the neighbourhood score of 48/100 suggests limited tenant quality, further complicating the potential for sustained rental income. Buy-and-hold Investing in this property under a buy-and-hold strategy is not advisable, as it is priced at €2,500,000 despite a fair valuation of only €545,004, representing a stark 78.2% gap. With the associated risks of poorly performing housing market dynamics and a neighbourhood rating that suggests limited growth prospects, this option does not present a sound long-term strategy. Family rental This property is not suitable for a family rental strategy, especially given that it is overpriced by 78.2% compared to its fair value. The low neighbourhood score and lack of amenities indicate that it would struggle to attract families looking for long-term housing solutions, further diminishing its rental viability.
Low Tenant Retention Risk: With a tenant stability score of 50/100, there is a significant risk of high turnover, which can lead to increased vacancy and maintenance costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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