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.
6-bedroom, 6-bathroom country_estate of 393 m², energy rating D. Located on estrada nacional 253, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This country estate features a vast 8,555 m² plot with exclusive access to nature trails, a lake for water activities, and a full equestrian center within the Herdade de Montalvo.
The valuation. The asking price of €1,300,000 is significantly above the fair value of €634,075, marking an overvaluation of €665,925, or 51.2%. This property is not a good buy due to its overpriced nature. Buy-to-flip angle. The buy-to-flip strategy would involve extensive renovations to modernize the estate and appeal to a wider market, although current conditions suggest limited resale potential. The significant overpricing complicates any quick resale objectives. Buy-to-let angle. With a gross yield of 0% due to high asking price, the buy-to-let strategy is discouraged; even family rentals face challenges in this rural area. The lack of demand and refined finishes deter long-term rental viability.
Fair value modelled at €634,075 from the area baseline, adjusted for condition and location. Asking €1,300,000 sits €665,925 (51.2%) above — overpriced versus fair value.
Asking €1,300,000 versus the estrada nacional 253 area baseline of €759,276 (€1,932/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 67 · Materials 72 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
estrada nacional 253
Area baseline €759,276 + condition -€33,773 + location -€8,112 = modelled fair value of €634,075 (€1,613/m²), a €665,925 (51.2%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada nacional 253 | Subject | €1,300,000 | €3,308 | — | 67 | 47 |
| Comporta · 99f447 | Active | €2,500,000 | €7,599 | 129.7% | 78 | 48 |
| Carvalhal · 4a7d02 | Active | €2,900,000 | €3,201 | 3.2% | 75 | 44 |
| Carvalhal · 4202af | Active | €2,800,000 | €6,846 | 107.0% | — | 48 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 0dcbcd | Active | €499,000 | €1,883 | 43.1% | — | 53 |
| Median comp | €2,650,000 | €5,024 | 51.9% | 77 | 48 |
Buy-and-hold The property is priced at €1,300,000, which is 51.2% above its fair value of €634,075, making it an unwise long-term investment. With a gross yield of 0% and a neighborhood quality score of only 47/100, the potential for appreciation is highly questionable in this rural Alentejo location. Family rental At €1,300,000, this property is significantly overpriced given its fair value of €634,075 and the low tenant quality suggested by the 47/100 neighborhood score. Families looking for rental options may find better value elsewhere, especially in a location where the schools have limited resources and amenities are lacking. Long-term rental With an asking price of €1,300,000, this property is priced 51.2% above its fair value of €634,075, which indicates it is not suitable for long-term rental investment. The lack of gross yield and the overall condition rating of 70/100 further illustrate a poor investment choice in the context of a rural market with minimal tenant demand.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 55/100, there is a significant risk of high vacancy rates, as the low economic score indicates a weak market that may struggle to attract and retain tenants.
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