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.
4-bedroom, 6-bathroom house of 329 m², energy rating A. Located Comporta parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This property is equipped with a Local Accommodation license for vacation rentals, and boasts its own water well, ensuring sustainable water supply for the garden and pool.
The valuation. The asking price of €2,200,000 sits significantly above the fair value of €563,096, indicating a difference of €1,636,904 (74.4%). The property is clearly overpriced in the current market. Buy-to-flip angle. Given its high-quality finishes and desirable location, a flip strategy could involve minor cosmetic updates to appeal to premium buyers, allowing for a competitive resale opportunity in the high-end market. Buy-to-let angle. With an estimated gross yield of 0%, the property does not generate rental income; however, long-term holding may be valuable in a recovering rental market as demand stabilizes in the neighborhood.
Fair value modelled at €563,096 from the area baseline, adjusted for condition and location. Asking €2,200,000 sits €1,636,904 (74.4%) above — overpriced versus fair value.
Asking €2,200,000 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 83/100 (Condition 80 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Comporta, Alcácer do Sal, Setúbal
Area baseline €1,135,708 + condition +€38,555 + location +€2,090 = modelled fair value of €563,096 (€1,712/m²), a €1,636,904 (74.4%) gap versus the €2,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Comporta · 28b754 | Subject | €2,200,000 | €6,687 | — | 80 | 51 |
| Carvalhal · ba3a1a | Active | €2,480,000 | €7,294 | 9.1% | 88 | 39 |
| Carvalhal · 4bbbb6 | Active | €1,390,000 | €9,145 | 36.8% | 76 | 46 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 2.0% | 85 | 44 |
| Carvalhal · 4a7d02 | Active | €2,900,000 | €3,201 | 52.1% | 75 | 44 |
| Median comp | €1,935,000 | €6,923 | 3.5% | 81 | 44 |
Long-term rental The property in Comporta demands a price significantly above its fair value, as evidenced by a 74.4% gap, making it financially imprudent for long-term rental strategies. With a gross yield of 0%, this investment lacks immediate cash flow potential and the overall neighborhood rating of 51/100 suggests limited tenant quality and amenities. Buy-and-hold Given the substantial overpricing of this property, entering a buy-and-hold strategy would not be advisable, as the current listing of €2,200,000 far exceeds the fair value of €563,096. Holding onto an asset with such minimal rental yield and a mediocre neighborhood rating may hinder any potential long-term appreciation.
Economic Vulnerability The economic stability score of 45/100 indicates a high risk of local economic downturns affecting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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