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 apartment of 102 m² on the 1st floor, built in 2020, energy rating E. Located on herdade da Ameira, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This property features a beautifully landscaped outdoor area surrounding a central amenities pool, enhancing its appeal for a luxurious lifestyle in a secure environment.
The valuation. The asking price of €380,000 sits significantly above fair value at €323,024, representing a premium of €56,976 (17.6%). This indicates the property is overpriced relative to its market worth.
Fair value modelled at €323,024 from 6 comparable sales in the area. Asking €380,000 sits €56,976 (17.6%) above — overpriced versus fair value.
Asking €380,000 versus the herdade da Ameira area baseline of €247,758 (€2,429/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €247,758, adjusted for condition and micro-location, gives a modelled fair value of €323,024 (€3,167/m²), a €56,976 (17.6%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| herdade da Ameira | Subject | €380,000 | €3,725 | — | 80 | 51 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 483ac6 | Active | €451,500 | €3,157 | 15.3% | 80 | 39 |
| rua dos Ciprestes | Active | €330,000 | €2,129 | 42.9% | 75 | 53 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 438f14 | Active | €270,000 | €3,176 | 14.7% | 70 | 50 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 622786 | Active | €259,000 | €2,292 | 38.5% | 64 | 43 |
| Median comp | €300,000 | €2,725 | 26.9% | 73 | 47 |
Long-term rental The property is overpriced at €380,000, with a fair value of only €323,024, representing a 17.6% gap. The lack of yield and a low neighbourhood score of 51/100 may deter potential long-term tenants, limiting investment returns further. Buy-and-hold Given the property's fair value is significantly lower than the listing price, this investment strategy is less appealing. The neighbourhood's low economic and tenant quality scores suggest long-term appreciation may be challenging in this market. Family rental With a gross yield of 0% and a fair value discrepancy, this property is not suitable for a family rental investment strategy. The neighbourhood's low score may indicate limited demand from families looking for quality housing in a desirable area.
Economic and Tenant Instability The combined scores of 60 for economic stability and 55 for tenant stability indicate potential volatility in income, increasing the risk of vacancy and reduced rental income.
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