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 apartment of 84 m², built in 1972, energy rating F. Located on largo da Ribeira Velha, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This property is situated in a municipal Urban Rehabilitation Area, providing financial incentives like fee exemptions for renovation, and is a short walk from the scenic Sado River.
The valuation. The asking price of €275,000 is significantly above the fair value of €87,465, representing an overvaluation of €187,535 (68.2%). This property is priced too high given its current market conditions. Buy-to-flip angle. Given the property’s condition rating of 32/100, a buy-to-flip strategy would require substantial renovation to potentially attract buyers at a higher resale price. Quick turnarounds may prove challenging in this rural market. Buy-to-let angle. With an estimated gross yield of 3.5% (~€802/month), the rental income strategy may yield moderate cash flow; however, the property’s outdated finishes could deter long-term tenants. This is a long-term buy-and-hold opportunity rather than a lucrative rental option.
Fair value modelled at €87,465 from the area baseline, adjusted for condition and location. Asking €275,000 sits €187,535 (68.2%) above — overpriced versus fair value.
Asking €275,000 versus the largo da Ribeira Velha area baseline of €162,288 (€1,932/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 32/100 (Condition 25 · Materials 30 · Room dimensions 40). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 35 · Amenities 40 · Economic 30 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
largo da Ribeira Velha
Area baseline €162,288 + condition -€56,438 + location -€578 = modelled fair value of €87,465 (€1,041/m²), a €187,535 (68.2%) gap versus the €275,000 asking price.
Buy-and-hold This property, priced at €275,000, is significantly above its fair value of €87,465, indicating a gap of 68.2%, which suggests it is overpriced. With a gross yield of only 3.5% and a condition rating of 32/100, it lacks the potential for profitable long-term appreciation and might not deliver the expected return on investment. Long-term rental With a fair value substantially lower than the asking price, this property does not present a financially sound opportunity for long-term rental as it is overpriced at €275,000. The low condition score of 32/100 and a neighborhood rating of 49/100 further highlight the risks associated with maintaining tenant quality and achieving competitive rental yields in this area.
High Economic Risk The property has a low economic stability score of 30/100, indicating a potentially unstable market that may affect property value and rental income negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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