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 apartment of 143 m², built in 2004, energy rating D. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This apartment boasts a charming common courtyard with fruit trees, and offers stunning river and rice field views, enhancing its tranquil living environment.
The valuation. The asking price of €451,500 is significantly above fair value, which is assessed at €248,544, resulting in an overpriced verdict of €202,956 or 45.0%. This raises concerns for potential investors.
Fair value modelled at €248,544 from the area baseline, adjusted for condition and location. Asking €451,500 sits €202,956 (45.0%) above — overpriced versus fair value.
Asking €451,500 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €276,276 (€1,932/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 39/100 (Housing Market 30 · Amenities 35 · Economic 25 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal
Area baseline €276,276 + condition +€13,406 + location -€10,822 = modelled fair value of €248,544 (€1,738/m²), a €202,956 (45.0%) gap versus the €451,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 483ac6 | Subject | €451,500 | €3,157 | — | 80 | 39 |
| rua dos Ciprestes | Active | €330,000 | €2,129 | 32.6% | 75 | 53 |
| avenida João Soares Branco | Active | €495,000 | €3,367 | 6.7% | — | 50 |
| herdade de Porsches, 9 | Active | €525,000 | €4,449 | 40.9% | 75 | 35 |
| rua do Almocreves, 19 | Active | €270,000 | €4,500 | 42.5% | 75 | 48 |
| Median comp | €412,500 | €3,908 | 23.8% | 75 | 49 |
Long-term rental The property is overpriced by 45.0% compared to its fair value, which diminishes its potential for solid returns. With a gross yield of only 3.8% and limited access to urban amenities, this investment poses significant risks in tenant quality and demand. Short-term rental The property is overpriced by 45.0% compared to its fair value, making it an unappealing option for short-term rentals. Given its rural location and lower neighborhood rating of 39/100, potential guests may seek more attractive alternatives nearby. Student housing The property is overpriced by 45.0% compared to its fair value, which limits its viability for student housing in a rural area. The lack of proximity to universities and amenities makes it less appealing to the student demographic, reducing potential occupancy rates. Luxury market The property is overpriced by 45.0% compared to its fair value, indicating that it does not fit well within the luxury market segment. The neighborhood's limited appeal and amenities further compromise its attractiveness to higher-income buyers looking for premium offerings.
High Economic Risk The property faces significant economic risk due to a low economic stability score of 25/100, indicating uncertain market conditions that may affect tenant demand and rental income.
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