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 58 m², built in 1937. Located on rua Maria Cunha, 10, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Unique Feature: Enjoy a stunning view of the historic Castle while benefiting from the property’s inclusion in an Urban Rehabilitation Area, offering significant investment potential for renovations.
The valuation. The asking price of €190,000 is significantly above the fair value of €154,582, resulting in an overvaluation of €35,418 (22.9%). This pricing suggests the property is overpriced in its current market condition.
Fair value modelled at €154,582 from 6 comparable sales in the area. Asking €190,000 sits €35,418 (22.9%) above — overpriced versus fair value.
Asking €190,000 versus the rua Maria Cunha, 10 area baseline of €156,575 (€2,700/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 31/100 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 €156,575, adjusted for condition and micro-location, gives a modelled fair value of €154,582 (€2,665/m²), a €35,418 (22.9%) gap versus the €190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Maria Cunha, 10 | Subject | €190,000 | €3,276 | — | 28 | 46 |
| largo Campos Valdez | Active | €360,000 | €3,913 | 19.5% | 25 | 38 |
| calçada Doutor Joaquim José Alegre | Active | €280,000 | €2,545 | 22.3% | 45 | 47 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 82c6e1 | Active | €259,000 | €1,774 | 45.8% | 25 | 53 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 9385c1 | Active | €897,500 | €9,755 | 197.8% | — | 47 |
| Median comp | €320,000 | €3,229 | 1.4% | 25 | 47 |
Long-term rental The property in Alcácer do Sal, with a fair value of €154,582 and a listing price of €190,000, demonstrates a 22.9% gap, indicating it is overpriced. Additionally, the gross yield of 4.5% and a condition score of 31/100 suggest that long-term rental may not yield sufficient returns relative to investment costs. Value-add renovation With significant room for improvement, the property’s current condition score of 31/100 positions it as a candidate for value-add renovations; however, it is essential to recognize that the asking price is 22.9% above fair value. Thus, while potential exists for increasing property value through renovations, the excessive upfront cost detracts from the investment's viability. Family rental Although the property may be suitable for family rental due to its size, the 22.9% premium over fair value indicates that it is overpriced. In a rural area like Alcácer do Sal, attracting stable tenants might also be challenging given the neighbourhood’s score of 46/100 and the overall market conditions.
Low Economic Stability Risk The low economic stability score of 35/100 indicates a higher likelihood of economic downturns affecting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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