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, 4-bathroom house of 305 m², built in 2025, energy rating A+. Located on rua dos Abacates, Alcochete parish, Alcochete municipality, Setúbal district. Noteworthy Features: This property includes 21 monocrystalline photovoltaic panels, enhancing energy efficiency while providing significant savings on utilities. An expansive terrace off the attic offers unobstructed views of the surrounding area.
The valuation. The asking price of €799,000 is significantly above fair value at €582,055, representing a premium of €216,945 or 37.3%. This property is considered overpriced based on current market analysis.
Fair value modelled at €582,055 from 6 comparable sales in the area. Asking €799,000 sits €216,945 (37.3%) above — overpriced versus fair value.
Asking €799,000 versus the rua dos Abacates area baseline of €426,965 (€1,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €426,965, adjusted for condition and micro-location, gives a modelled fair value of €582,055 (€1,908/m²), a €216,945 (37.3%) gap versus the €799,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Abacates | Subject | €799,000 | €2,620 | — | 85 | 56 |
| Alcochete · f10c4b | Active | €610,000 | €3,588 | 37.0% | 80 | 53 |
| Alcochete · 4bba8d | Active | €645,000 | €1,528 | 41.7% | 80 | 56 |
| Alcochete · 6d5562 | Active | €729,000 | €1,908 | 27.2% | 76 | 54 |
| Alcochete · ba5910 | Active | €729,000 | €1,908 | 27.2% | 76 | 47 |
| Median comp | €687,000 | €1,908 | 27.2% | 78 | 54 |
Long-term rental The property in Alcochete, listed at €799,000, represents an overvaluation of 37.3% against its fair value of €582,055, resulting in a lower gross yield of just 3.4%. The decent condition score of 89/100 is overshadowed by the inadequate neighborhood score of 56/100, suggesting potential challenges in attracting consistent long-term tenants. Buy-and-hold The €799,000 asking price exceeds the fair value of €582,055 by 37.3%, making this a less viable option for a buy-and-hold strategy despite the property’s strong condition rating of 89/100. Coupled with a low rental yield of 3.4% and a neighborhood that scores only 56/100, the investment may struggle to appreciate in value over time. Family rental With a listing price of €799,000 and a fair value of €582,055, the property is overvalued by 37.3%, which could limit its attractiveness to families seeking rental accommodations. While it boasts a high condition score of 89/100, the neighborhood rating of 56/100 may not meet the expectations of families prioritizing school access and community amenities.
Economic Risk The property is at risk due to a low economic stability score of 50/100, indicating potential challenges in long-term financial viability and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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