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.
3-bedroom, 2-bathroom house of 162 m², energy rating D. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This property includes a spacious living room with a fireplace, enhancing the cozy atmosphere, and boasts potential for outdoor activities with its proximity to the pine forest and Comporta beach.
The valuation. The asking price of €1,250,000 is significantly above fair value by €674,009 (117.0%), indicating that the property is overpriced. This discrepancy suggests a stark contrast between market perception and actual worth.
Fair value modelled at €575,991 from 6 comparable sales in the area. Asking €1,250,000 sits €674,009 (117.0%) above — overpriced versus fair value.
Asking €1,250,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €495,993 (€3,062/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €495,993, adjusted for condition and micro-location, gives a modelled fair value of €575,991 (€3,555/m²), a €674,009 (117.0%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 831696 | Subject | €1,250,000 | €7,716 | — | 70 | 41 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · ade667 | Active | €259,000 | €2,785 | 63.9% | — | 43 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 9385c1 | Active | €897,500 | €9,755 | 26.4% | — | 47 |
| rua do Almocreves, 19 | Active | €270,000 | €4,500 | 41.7% | 75 | 48 |
| rua das Cegonhas | Active | €400,000 | €1,739 | 77.5% | 72 | 54 |
| Median comp | €335,000 | €3,643 | 52.8% | 74 | 48 |
Long-term rental The property is overpriced at €1,250,000, significantly exceeding its fair value of €575,991, indicating a gap of 117.0%. With a gross yield of only 1.4% and a neighbourhood score of 41/100, rental returns are unlikely to justify the high purchase price. Buy-and-hold Investing in this property as a buy-and-hold is not advisable, given that it is significantly overpriced compared to its fair value of €575,991. The combination of a low yield of 1.4% and a subpar condition score of 68/100 suggests that the property will struggle to appreciate in value over time. Not ideal for luxury market Due to the property’s remote location in a rural area, it fails to meet the expectations of the luxury market, which demands urban amenities and accessibility. The high listing price is not supported by the local market characteristics or tenant quality. Short-term vacation rental This property is ill-suited for the short-term vacation rental market as it is overpriced and lacks urban amenities desired by tourists. The rural setting coupled with a neighbourhood score of 41/100 diminishes its appeal to vacationers looking for a quality experience.
Economic Volatility Risk Given the low economic stability score of 40/100, there is a significant risk of economic downturns affecting tenant demand and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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