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.
1-bedroom, 1-bathroom house of 50 m², built in 2026, energy rating C. Located on rua Doutor Acácio Alberto de Abreu Faria, 37, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Unique Feature: The property boasts a charming small balcony with views of the city and Rio Sado, enhancing its appeal in a central location. Additional Note: Fully renovated in 2026 for modern living.
The valuation. The asking price of €250,000 is significantly above the fair value of €185,483, indicating an overpriced property by €64,517 (34.8%). This suggests limited potential for immediate capital appreciation.
Fair value modelled at €185,483 from 6 comparable sales in the area. Asking €250,000 sits €64,517 (34.8%) above — overpriced versus fair value.
Asking €250,000 versus the rua Doutor Acácio Alberto de Abreu Faria, 37 area baseline of €144,837 (€2,897/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €144,837, adjusted for condition and micro-location, gives a modelled fair value of €185,483 (€3,710/m²), a €64,517 (34.8%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Acácio Alberto de Abreu Faria, 37 | Subject | €250,000 | €5,000 | — | 85 | 45 |
| rua do Almocreves, 19 | Active | €270,000 | €4,500 | 10.0% | 75 | 48 |
| rua Doutor Acácio Alberto de Abreu Faria, 44 | Active | €199,000 | €2,970 | 40.6% | 75 | 43 |
| herdade de Porsches, 9 | Active | €525,000 | €4,449 | 11.0% | 75 | 35 |
| rua das Cegonhas | Active | €400,000 | €1,739 | 65.2% | 72 | 54 |
| Median comp | €335,000 | €3,710 | 25.8% | 75 | 46 |
Long-term rental The property presents a 2.9% gross yield, which is below the desired threshold for a sustainable long-term rental investment. Given its condition rating of 82 and neighborhood score of only 45, the property lacks the necessary appeal and financial viability to attract long-term tenants reliably. Buy-and-hold While holding potential for future appreciation, the current market price of €250,000 significantly exceeds its fair value of €185,483, indicating a 34.8% gap that poses considerable risk for investors. The lower tenant quality in this rural Alentejo area further cements the property as overpriced and unlikely to deliver satisfactory returns over time.
Economic contraction risk The economic stability score of 35/100 indicates a high likelihood of economic downturns, which can lead to decreased demand for rental properties and affect tenant retention from a moderate tenant stability score of 60/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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