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.
9-bedroom, 8-bathroom country_house of 296 m², built in 2005, energy rating E. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Unique Feature: The estate includes four fully equipped local accommodation units with an excellent occupancy rate, enhancing its appeal as a profitable investment opportunity in a tranquil setting. Location Advantage: A scenic 20-minute drive to Comporta beach and just an hour from Lisbon city/airport ensures convenient access for guests and owners alike.
The valuation. The asking price of €3,100,000 significantly exceeds the fair value of €522,436, marking an overvaluation of €2,577,564 (83.1%). This discrepancy highlights an overpriced property that raises concerns for potential investors.
Fair value modelled at €522,436 from the area baseline, adjusted for condition and location. Asking €3,100,000 sits €2,577,564 (83.1%) above — overpriced versus fair value.
Asking €3,100,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €571,872 (€1,932/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal
Area baseline €571,872 + condition +€19,425 + location -€6,109 = modelled fair value of €522,436 (€1,765/m²), a €2,577,564 (83.1%) gap versus the €3,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 6fbb62 | Subject | €3,100,000 | €10,473 | — | 75 | 47 |
| rua do Barrancão | Active | €890,000 | €2,060 | 80.3% | 75 | 48 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 25f645 | Active | €875,000 | €1,167 | 88.9% | — | 51 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 0dcbcd | Active | €499,000 | €1,883 | 82.0% | — | 53 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 0014d5 | Active | €499,000 | €1,299 | 87.6% | 75 | 56 |
| Median comp | €687,000 | €1,591 | 84.8% | 75 | 52 |
Long-term rental The property is overpriced at €3,100,000, with a fair value estimation of only €522,436 reflecting a staggering 83.1% gap. Given the condition rating of 79/100 and a neighbourhood score of 47/100, potential long-term tenants may find better alternatives elsewhere. Family rental At €3,100,000, this country house fails to present a compelling value for family rental opportunities, as it is marked 83.1% above the fair market value of €522,436. With low amenities in the surrounding area and a neighbourhood quality score of 47/100, families may seek more attractive living situations in better-rated locales.
High Vacancy Risk With an economic stability score of 35/100 and tenant stability score of 55/100, there is a significant likelihood of prolonged vacancies and turnover issues impacting 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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