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.
0-bedroom, 0-bathroom mix_use_building of 795 m². Located on rua da República, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This property features independent use potential across its ten units and benefits from a strategic location on Rua da República, near the scenic banks of the Sado River.
The valuation. The asking price of €980,000 is significantly above the fair value of €807,674, indicating an overpriced condition by €172,326, or 17.6%. This discrepancy suggests lower potential for attractive returns. Buy-to-flip angle. Given the property's poor condition rated at 30/100, a buy-and-flip strategy may require extensive renovations before a profitable resale can be achieved, making it a risky endeavor. Buy-to-let angle. With a gross yield of 0% and minimal rental potential in the Alentejo region, the buy-to-let strategy faces significant challenges, as rental income expectations are unlikely to generate positive cash flow.
Fair value modelled at €807,674 from the area baseline, adjusted for condition and location. Asking €980,000 sits €172,326 (17.6%) above — overpriced versus fair value.
Asking €980,000 versus the rua da República area baseline of €1,535,940 (€1,932/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 30/100 (Condition 25 · Materials 30 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 40 · Amenities 55 · Economic 35 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua da República
Area baseline €1,535,940 + condition -€565,195 + location +€5,470 = modelled fair value of €807,674 (€1,016/m²), a €172,326 (17.6%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da República | Subject | €980,000 | €1,233 | — | 25 | 51 |
| rua da Foz, 390 | Active | €750,000 | €890 | 27.8% | 20 | 46 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · cfdc07 | Active | €175,000 | €2,574 | 108.8% | 42 | 50 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 6032e8 | Active | €449,000 | €1,754 | 42.3% | — | 48 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 90d988 | Active | €199,000 | €1,716 | 39.2% | 20 | 59 |
| Median comp | €324,000 | €1,735 | 40.7% | 20 | 49 |
Long-term rental The property, listed at €980,000, is overpriced with a fair value of €807,674, resulting in a 17.6% gap that compromises potential returns. Additionally, the low condition rating of 30/100 raises concerns about ongoing maintenance costs that could further diminish profitability in a long-term rental scenario. Buy-and-hold With the listing price significantly exceeding its fair value, this investment lacks the foundational potential needed for long-term appreciation in a buy-and-hold strategy. The declining condition of the property and its mediocre neighborhood rating of 51/100 indicate risks that could negate any long-term value growth. Not ideal for Given the currently overpriced status and zero yield, the property is not suitable for a student housing strategy, which typically relies on stable income and high demand. Similarly, the lack of potential returns and poor condition make it unsuitable for short-term vacation rental setups.
High Economic Risk The property has a low economic stability score of 35/100, indicating potential volatility in the market which could impact rental income and property value adversely.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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