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, 3-bathroom penthouse of 229 m², built in 2018, energy rating B. Located Alcochete parish, Alcochete municipality, Setúbal district. Set within the prestigious Praia do Sal Resort & Spa, this penthouse features a private rooftop oasis complete with a jacuzzi, offering breathtaking views and an exclusive entertainment space.
The valuation. The asking price of €1,399,000 exceeds the fair value of €1,087,750 by €311,250 (28.6%), indicating that this property is overpriced.
Fair value modelled at €1,087,750 from 6 comparable sales in the area. Asking €1,399,000 sits €311,250 (28.6%) above — overpriced versus fair value.
Asking €1,399,000 versus the Alcochete, Alcochete, Setúbal area baseline of €980,381 (€4,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €980,381, adjusted for condition and micro-location, gives a modelled fair value of €1,087,750 (€4,750/m²), a €311,250 (28.6%) gap versus the €1,399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcochete · 468162 | Subject | €1,399,000 | €6,109 | — | 85 | 53 |
| Alcochete · 262086 | Active | €1,400,000 | €4,167 | 31.8% | 82 | 61 |
| Alcochete · 1e6082 | Active | €1,050,000 | €5,966 | 2.3% | 88 | 62 |
| avenida 5 de Outubro | Active | €750,000 | €6,000 | 1.8% | 82 | 59 |
| Alcochete · 25f471 | Active | €545,000 | €2,739 | 55.2% | 72 | 54 |
| Median comp | €900,000 | €5,067 | 17.1% | 82 | 60 |
Long-term rental The gross yield of 1.8% suggests limited income potential for this 3-bed penthouse, especially in an area with a neighborhood rating of only 53/100. Given that the property is overpriced by 28.6% compared to its fair value of €1,087,750, it is unlikely to generate sustainable demand for long-term tenants. Buy-and-hold The disparity between the listing price of €1,399,000 and the fair value indicates that this penthouse is overpriced, limiting its attractiveness as a hold for long-term appreciation. With the current condition rating of 87/100, the property may maintain its physical quality, but the adverse neighborhood dynamics raise concerns about future value growth. Not ideal for: Given the mixed-use nature of the location and the neighborhood’s low tenant quality rating, this property is not suited for student housing or the luxury market. Furthermore, its pricing makes it unsuitable for short-term vacation rentals, limiting flexibility in investment strategies.
Economic and Tenant Instability The property may face financial challenges due to its low Economic Stability and Tenant Stability scores of 55 each, indicating potential difficulties in maintaining consistent income and reliable tenants over time.
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