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 77 m², energy rating B. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This property offers a serene setting surrounded by rice fields, enhancing its appeal for relaxation while being conveniently located just 10 minutes from Alcácer do Sal and Alentejo coast beaches.
The valuation. The asking price of €445,000 exceeds the fair value of €287,825 by €157,175 (54.6%). This property is overpriced and does not represent a viable investment opportunity.
Fair value modelled at €287,825 from 6 comparable sales in the area. Asking €445,000 sits €157,175 (54.6%) above — overpriced versus fair value.
Asking €445,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €231,247 (€3,003/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 €231,247, adjusted for condition and micro-location, gives a modelled fair value of €287,825 (€3,738/m²), a €157,175 (54.6%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 833f9a | Subject | €445,000 | €5,779 | — | 80 | 49 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 43913c | Active | €1,290,000 | €4,607 | 20.3% | 72 | 48 |
| Grândola e Santa Margarida da Serra · 49b8da | Active | €790,000 | €3,027 | 47.6% | 75 | 43 |
| Grândola e Santa Margarida da Serra · 49b8e8 | Active | €790,000 | €3,027 | 47.6% | 75 | 44 |
| herdade de Porsches, 9 | Active | €525,000 | €4,449 | 23.0% | 75 | 35 |
| Median comp | €790,000 | €3,738 | 35.3% | 75 | 44 |
Long-term rental Given the current listing price of €445,000, the property is significantly overpriced, creating an unfavorable investment outlook for long-term rental opportunities. With a gross yield of 0% and a neighbourhood score of only 49/100, this property lacks the fundamental qualities needed for sustainable rental income. Buy-and-hold Investing in this property for a buy-and-hold strategy appears problematic due to its 54.6% gap versus fair value, indicating it is overpriced at €445,000. The low tenant quality and economic reliance on agriculture in this rural location further substantiate the caution needed for long-term value appreciation.
High Tenant Turnover Risk The property may face high tenant turnover due to its below-average tenant stability score of 55/100, indicating potential instability in generating consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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