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.
4-bedroom, 2-bathroom house of 100 m², built in 1981, energy rating F. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The property includes two independent T2 apartments, making it ideal for rental income or dual-family living, and boasts excellent solar orientation for ample natural light.
The valuation. The asking price of €494,000 significantly exceeds the fair value of €346,290 by €147,710, or 42.7%. This property is considered overpriced.
Fair value modelled at €346,290 from 6 comparable sales in the area. Asking €494,000 sits €147,710 (42.7%) above — overpriced versus fair value.
Asking €494,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €271,617 (€2,716/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 €271,617, adjusted for condition and micro-location, gives a modelled fair value of €346,290 (€3,463/m²), a €147,710 (42.7%) gap versus the €494,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 8311af | Subject | €494,000 | €4,940 | — | 80 | 54 |
| herdade Vinhateira Próxima de Setúbal | Active | €680,000 | €4,250 | 14.0% | — | 50 |
| rua das Cabanas S / N | Active | €2,500,000 | €22,523 | 355.9% | 75 | 52 |
| rua Dom Afonso Henriques, 20 | Active | €350,000 | €2,229 | 54.9% | 60 | 43 |
| rua do Barrancão | Active | €890,000 | €2,060 | 58.3% | 75 | 48 |
| Median comp | €785,000 | €3,240 | 34.4% | 75 | 49 |
Long-term rental The property in Alcácer do Sal, priced at €494,000, is significantly overpriced with a gap to fair value of 42.7%. Given the 0% yield and limited urban amenities, this investment is unlikely to provide a positive cash flow in the long term. Family rental At €494,000, this property's valuation does not align with the local market realities, leaving it overpriced by 42.7%. The neighbourhood's low tenant quality and amenities rating further hinder its appeal as a suitable family rental investment. Buy-and-hold This property is not a wise buy-and-hold investment, priced at €494,000, which is 42.7% above its fair value of €346,290. With stagnant yields and a neighbourhood score of only 54, the prospects for appreciation appear limited and risky in the long run.
Economic Vulnerability With an economic stability score of 50/100, there is a risk of increased vacancy rates impacting cash flow due to potential market downturns. Tenant Vulnerability A tenant stability score of 60/100 indicates a moderate risk of tenant turnover, which could lead to unexpected costs and decreased 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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