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, 2-bathroom house of 120 m², built in 2023, energy rating F. Located on rua do Desembargador, 1, Torrão parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The property includes a large raw attic equivalent in size to the house, providing ample potential for future development or additional living spaces.
The valuation. The asking price of €300,000 is significantly above the fair value of €192,961, creating a discrepancy of €107,039 (35.7%). This property is considered overpriced. Buy-to-flip angle. Given the property's high-quality features and unique design, a resale strategy could be executed by enhancing aesthetic appeal to attract buyers willing to pay a premium. Profit margins may be limited due to the initial overvaluation. Buy-to-let angle. With an estimated rental income of €700 per month, the gross yield stands at 2.8%. However, this yield may not align with the investment's high purchase cost, limiting overall profitability for long-term rental strategies.
Fair value modelled at €192,961 from the area baseline, adjusted for condition and location. Asking €300,000 sits €107,039 (35.7%) above — overpriced versus fair value.
Asking €300,000 versus the rua do Desembargador, 1 area baseline of €142,920 (€1,191/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 77). 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 50). Softer demand indicators apply a discount to baseline.
rua do Desembargador, 1
Area baseline €142,920 + condition +€4,688 + location -€2,287 = modelled fair value of €192,961 (€1,608/m²), a €107,039 (35.7%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Desembargador, 1 | Subject | €300,000 | €2,500 | — | 75 | 47 |
| São Domingos e Vale de Água · 956a00 | Active | €480,000 | €5,106 | 104.3% | 75 | 40 |
| Abela · 93741d | Active | €330,000 | €3,367 | 34.7% | 70 | 43 |
| Melides · b7b641 | Active | €525,000 | €5,526 | 121.1% | — | 44 |
| Grândola e Santa Margarida da Serra · 956eaf | Active | €2,500,000 | €13,158 | 426.3% | 80 | 44 |
| Median comp | €502,500 | €5,316 | 112.6% | 75 | 44 |
Buy-and-hold The property in Torrão is overpriced by 35.7%, with a fair value of €192,961 compared to the listing price of €300,000. While it has a reasonable condition rating of 78/100, the rural location and limited amenities may hinder long-term appreciation in value over time. Long-term rental With a gross yield of only 2.8%, the property does not present an attractive investment for long-term rental due to its overpriced status. The low tenant quality and basic services in the rural area may also pose challenges in attracting reliable renters over the long term.
Low Economic and Tenant Stability The property faces a significant risk as indicated by a low economic stability score of 35/100 and a tenant stability score of 50/100, suggesting potential difficulties in maintaining rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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