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 country_house of 67 m², energy rating C. Located on rua Doutor Acácio Alberto de Abreu Faria, 44, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This fully refurbished property boasts a modern kitchen outfitted with high-end appliances by Pedro Mantovani and is just a minute’s walk from the riverside. Location Benefits: It offers easy access to stunning beaches and leisure activities like boating and fishing, amidst the tranquil charm of Alcácer do Sal.
The valuation. The asking price of €199,000 sits significantly above the fair value of €115,363, reflecting an overpriced status of €83,637 or 42.0% above fair market expectations. This creates potential challenges for investors looking to achieve favorable returns.
Fair value modelled at €115,363 from the area baseline, adjusted for condition and location. Asking €199,000 sits €83,637 (42.0%) above — overpriced versus fair value.
Asking €199,000 versus the rua Doutor Acácio Alberto de Abreu Faria, 44 area baseline of €115,240 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 43/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Doutor Acácio Alberto de Abreu Faria, 44
Area baseline €115,240 + condition +€3,350 + location -€3,227 = modelled fair value of €115,363 (€1,722/m²), a €83,637 (42.0%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Acácio Alberto de Abreu Faria, 44 | Subject | €199,000 | €2,970 | — | 75 | 43 |
| herdade de Porsches, 9 | Active | €525,000 | €4,449 | 49.8% | 75 | 35 |
| rua das Cegonhas | Active | €400,000 | €1,739 | 41.4% | 72 | 54 |
| calçada Doutor Joaquim José Alegre | Active | €280,000 | €2,545 | 14.3% | 45 | 47 |
| rua do Barrancão | Active | €890,000 | €2,060 | 30.6% | 75 | 48 |
| Median comp | €462,500 | €2,303 | 22.5% | 74 | 48 |
Buy-and-hold This property is overpriced at €199,000, significantly exceeding its fair value of €115,363, which limits its potential for long-term capital appreciation. The low yield of 4.5% and lack of employment growth in the predominantly rural area suggest that holding this investment may be less favorable compared to other opportunities. Value-add renovation While this property presents a value-add opportunity due to its condition rating of 78/100, the significant gap of 42.0% from fair value indicates that renovation costs may not yield an adequate return. With a neighbourhood rating of 43/100 and limited economic potential in the area, the investment remains challenging despite possible property improvements.
High Economic Risk The property faces a significant risk due to its low economic stability score of 35/100, indicating potential vulnerabilities in the local economy that could affect tenant demand and rental income.
