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, 1-bathroom house of 92 m², energy rating F. Located on largo Campos Valdez, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Unique Aspect: This property boasts original architectural elements reflective of its pre-1951 construction, highlighting potential historical charm amidst a complete renovation. Location Advantage: Situated in Alcácer do Sal's historic center, it offers quick access to city life and the scenic Sado River.
The valuation. The asking price of €360,000 sits significantly above the fair value of €235,473, representing an overpriced situation by €124,527 (52.9%). This discrepancy indicates a considerable risk for potential buyers.
Fair value modelled at €235,473 from 6 comparable sales in the area. Asking €360,000 sits €124,527 (52.9%) above — overpriced versus fair value.
Asking €360,000 versus the largo Campos Valdez area baseline of €240,163 (€2,610/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 30/100 is below the parish average, reducing 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 €240,163, adjusted for condition and micro-location, gives a modelled fair value of €235,473 (€2,559/m²), a €124,527 (52.9%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Campos Valdez | Subject | €360,000 | €3,913 | — | 25 | 38 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 82c6e1 | Active | €259,000 | €1,774 | 54.7% | 25 | 53 |
| calçada Doutor Joaquim José Alegre | Active | €280,000 | €2,545 | 34.9% | 45 | 47 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · cfdc07 | Active | €175,000 | €2,574 | 34.2% | 42 | 50 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · ade667 | Active | €259,000 | €2,785 | 28.8% | — | 43 |
| Median comp | €259,000 | €2,560 | 34.6% | 42 | 49 |
Value-add renovation The property's significant gap from its fair value suggests that any renovation or upgrading efforts would not yield a proportional return, making the investment likely unfavorable. Given the current condition of 30/100 and neighbourhood score of 38/100, the costs associated with enhancing the property may exceed the benefits, contributing to the conclusion that it is overpriced. Buy-and-hold Acquiring this property for a buy-and-hold strategy appears misguided as the gross yield is currently 0% and the local market lacks robust demand, reflected in the neighborhood score of 38/100. The high listing price of €360,000, far exceeding its fair value of €235,473, positions this investment as overpriced, limiting potential long-term appreciation.
High Risk of Vacancy Given the combined economic stability score of 35/100 and tenant stability score of 40/100, the property is likely to experience higher vacancy rates due to unstable tenant retention and a weak economic environment.
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