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.
3-bedroom, 2-bathroom apartment of 189 m², built in 2011, energy rating C. Located Alcochete parish, Alcochete municipality, Setúbal district. This apartment features two expansive terraces totaling over 76 m², perfect for outdoor entertaining and relaxing, with one terrace equipped with a built-in barbecue.
The valuation. The asking price of €539,000 exceeds the fair value of €324,958 by €214,042, indicating a significant overvaluation of 39.7%. This property is not aligned with current market expectations for residential real estate. Buy-to-flip angle. A resale strategy would rely on cosmetic updates to enhance the apartment's appeal and capitalize on market trends, aiming for a higher selling price than the purchase amount. Leveraging its high-quality finishes could attract potential buyers quickly. Buy-to-let angle. With a gross yield of 4.1%, the estimated rental income of approximately €1,842 per month provides a feasible strategy for long-term rental investment, tapping into the demand for housing in the Alcochete area. Its condition supports attractive rental opportunities to suitable tenants.
Fair value modelled at €324,958 from the area baseline, adjusted for condition and location. Asking €539,000 sits €214,042 (39.7%) above — overpriced versus fair value.
Asking €539,000 versus the Alcochete, Alcochete, Setúbal area baseline of €573,993 (€3,037/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 86 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Alcochete, Alcochete, Setúbal
Area baseline €573,993 + condition +€23,625 + location +€1,201 = modelled fair value of €324,958 (€1,719/m²), a €214,042 (39.7%) gap versus the €539,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcochete · 4a806c | Subject | €539,000 | €2,852 | — | 80 | 51 |
| rua Estevão Rodrigues | Active | €370,000 | €3,190 | 11.8% | 75 | 55 |
| rua Estevão Rodrigues | Active | €370,000 | €3,190 | 11.8% | 72 | 57 |
| Alcochete · ba5ab2 | Active | €346,000 | €3,295 | 15.5% | 70 | 54 |
| avenida da Revolução | Active | €330,000 | €3,300 | 15.7% | 70 | 58 |
| Median comp | €358,000 | €3,243 | 13.7% | 71 | 56 |
Long-term rental Given the property’s valuation of €539,000 against a fair value of €324,958, it is clear that this asset is overpriced by 39.7%, which fundamentally limits its appeal for long-term rental investments. The gross yield of 4.1% does not sufficiently compensate for the high acquisition cost in a location with average amenities and economic activity. Buy-and-hold While a buy-and-hold strategy can be attractive in rising markets, this property’s pricing at €539,000 significantly exceeds its fair value of €324,958, making it overpriced by nearly 40%. Investors may find it challenging to achieve capital appreciation or solid returns, given the current neighbourhood condition rated at just 51 out of 100 and a lack of robust economic drivers in the area.
Potential Tenant Turnover The tenant stability score of 55/100 indicates a moderate risk of turnover, potentially leading to increased vacancy rates and lost rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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