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 house of 65 m², built in 1999, energy rating F. Located São Martinho parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The property includes an attic space, providing additional storage opportunities, and a backyard with fruit trees, enhancing potential for outdoor enjoyment and gardening. Condition Notes: This house requires renovations and is set in a tranquil location near coastal beaches.
The valuation. The asking price of €170,000 sits €74,488 (78.0%) above the fair value of €95,512, indicating that the property is overpriced for its current condition and market potential.
Fair value modelled at €95,512 from 6 comparable sales in the area. Asking €170,000 sits €74,488 (78.0%) above — overpriced versus fair value.
São Martinho, Alcácer do Sal, Setúbal area median of €54,340 (€836/m²) for a property of this size — the starting reference point before comparable sales are factored in.
6 comparable sales in the area adjust the estimate by +€41,172 versus the parish baseline.
Parish baseline €54,340 +€41,172 comparables adjustment = modelled fair value of €95,512 (€1,469/m²), a €74,488 (78.0%) gap versus the €170,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho · 86cd07 | Subject | €170,000 | €2,615 | — | 52 | 43 |
| praceta da Chaminé | Active | €190,000 | €809 | 69.1% | 66 | 46 |
| largo de São Francisco | Active | €215,000 | €1,295 | 50.5% | 58 | 52 |
| rua da Fraternidade | Active | €300,000 | €1,639 | 37.3% | 38 | 44 |
| calçada Doutor Joaquim José Alegre | Active | €280,000 | €2,545 | 2.7% | 45 | 47 |
| Median comp | €247,500 | €1,467 | 43.9% | 52 | 47 |
Long-term rental The property's current listing price of €170,000 represents a substantial 78.0% gap compared to its fair value of €95,512, indicating it is overpriced. Given the yield of 0% gross and a limited tenant quality due to a low neighborhood score of 43/100, this strategy is unlikely to deliver a profitable rental return. Value-add renovation While the property could be improved through renovations, the high listing price of €170,000, which is 78.0% above the fair value of €95,512, limits its attractiveness for a value-add strategy. With a condition score of only 55/100 and the area’s rural limitations, the potential returns on investment should be approached with caution due to the current overvaluation.
High Vacancy Risk: With an economic stability score of 35/100 and tenant stability at 50/100, the likelihood of prolonged vacancies and tenant turnover increases significantly, potentially impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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