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, 5-bathroom house of 330 m², built in 2012, energy rating C. Located Comporta parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The house includes an impressive suspended fireplace as a central design element and is surrounded by mature vegetation for enhanced privacy and tranquility.
The valuation. The asking price of €1,850,000 significantly exceeds the fair value of €554,809 by €1,295,191 (70.0%). This property is overpriced based on the current valuation metrics.
Fair value modelled at €554,809 from the area baseline, adjusted for condition and location. Asking €1,850,000 sits €1,295,191 (70.0%) above — overpriced versus fair value.
Asking €1,850,000 versus the Comporta, Alcácer do Sal, Setúbal area baseline of €1,139,160 (€3,452/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 90 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Comporta, Alcácer do Sal, Setúbal
Area baseline €1,139,160 + condition +€41,250 + location -€10,481 = modelled fair value of €554,809 (€1,681/m²), a €1,295,191 (70.0%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Comporta · 483afb | Subject | €1,850,000 | €5,606 | — | 85 | 45 |
| Comporta · 99f447 | Active | €2,500,000 | €7,599 | 35.5% | 78 | 48 |
| Comporta · 93885e | Active | €2,700,000 | €7,918 | 41.2% | 85 | 49 |
| rua das Casas da Comporta S / N | Active | €940,000 | €7,231 | 29.0% | 75 | 46 |
| rua das Laranjeiras | Active | €1,395,000 | €7,228 | 28.9% | 85 | 51 |
| Median comp | €1,947,500 | €7,415 | 32.3% | 82 | 49 |
Long-term rental Given the steep gap of 70.0% between the asking price of €1,850,000 and the fair value of €554,809, this property is overpriced for long-term rental strategy. The lack of yield at 0% further suggests it would not generate a productive income stream for investors in the current market. Value-add renovation The property’s condition rating of 87/100 indicates good upkeep, but given that it is overpriced and does not meet the fair value threshold, a value-add renovation strategy lacks financial justification. Investing additional capital into renovations would be ill-advised when the purchase price significantly exceeds value-driven metrics. Not ideal for luxury market The property does not fit the luxury market due to its rural location and low neighborhood score of 45/100, which poorly positions it against premium buyer expectations. As such, it should not be marketed for high-end clientele despite its size and features. Not ideal for student housing The rural and peripheral context of the property renders it a suboptimal choice for student housing, as local amenities and tenant quality cannot sufficiently cater to this demographic. The disconnect between the property characteristics and student needs further affirms that targeting this market will yield disappointing results.
Economic Instability Risk The property faces a significant risk due to its low economic stability score of 40/100, indicating potential challenges in maintaining tenant occupancy and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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