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.
3-bedroom, 2-bathroom apartment of 125 m², built in 2021, energy rating A. Located on avenida 5 de Outubro, Alcochete parish, Alcochete municipality, Setúbal district. This exclusive apartment boasts access to three saltwater pools, including a heated option, alongside a media room and co-working spaces, enhancing both leisure and productivity.
The valuation. The asking price of €750,000 is significantly above the fair value of €221,271, indicating an overpriced status of €528,729 (70.5%). This valuation suggests that investors should avoid this property for immediate returns.
Fair value modelled at €221,271 from the area baseline, adjusted for condition and location. Asking €750,000 sits €528,729 (70.5%) above — overpriced versus fair value.
Asking €750,000 versus the avenida 5 de Outubro area baseline of €379,625 (€3,037/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 59/100 (Housing Market 60 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida 5 de Outubro
Area baseline €379,625 + condition +€15,625 + location +€7,146 = modelled fair value of €221,271 (€1,770/m²), a €528,729 (70.5%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 5 de Outubro | Subject | €750,000 | €6,000 | — | 82 | 59 |
| Alcochete · 99f20d | Active | €560,000 | €5,333 | 11.1% | 80 | 52 |
| Alcochete · 25f471 | Active | €545,000 | €2,739 | 54.4% | 72 | 54 |
| Alcochete · 1e6082 | Active | €1,050,000 | €5,966 | 0.6% | 88 | 62 |
| Alcochete · 262086 | Active | €1,400,000 | €4,167 | 30.6% | 82 | 61 |
| Median comp | €805,000 | €4,750 | 20.8% | 81 | 58 |
Long-term rental The property is overpriced at €750,000 compared to its fair value of €221,271, indicating that its potential yield of 2% gross does not justify the investment. Additionally, the neighborhood rating of 59/100 suggests limitations in tenant quality and demand, raising concerns about consistent rental income. Buy-and-hold With a pricing gap of 70.5% above fair value, holding onto this property may not be advantageous, as the expected capital appreciation is unlikely to compensate for the current inflated price. Coupled with a neighborhood that fares poorly in terms of amenities and economic prospects, this strategy seems unpromising for long-term value creation.
Tenant turnover risk A tenant stability score of 60/100 indicates a potential for increased tenant turnover, which could result in vacancy risks and higher leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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