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 apartment of 102 m² on the 1st floor, built in 1937, energy rating F. Located on rua Rui Coelho, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This property boasts stunning Sado River views and features two independently accessible units, making it a versatile investment for both long-term rental and holiday accommodations.
The valuation. The asking price of €450,000 is significantly above the fair value of €298,862, indicating that it is overpriced by €151,138 (50.6%). This discrepancy suggests a potential risk for investors looking for a stable investment.
Fair value modelled at €298,862 from 6 comparable sales in the area. Asking €450,000 sits €151,138 (50.6%) above — overpriced versus fair value.
Asking €450,000 versus the rua Rui Coelho area baseline of €236,013 (€2,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €236,013, adjusted for condition and micro-location, gives a modelled fair value of €298,862 (€2,930/m²), a €151,138 (50.6%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rui Coelho | Subject | €450,000 | €4,412 | — | 72 | 48 |
| herdade da Ameira | Active | €380,000 | €3,725 | 15.6% | 80 | 51 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 483ac6 | Active | €451,500 | €3,157 | 28.4% | 80 | 39 |
| rua dos Ciprestes | Active | €330,000 | €2,129 | 51.7% | 75 | 53 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 622786 | Active | €259,000 | €2,292 | 48.0% | 64 | 43 |
| Median comp | €355,000 | €2,725 | 38.2% | 78 | 47 |
Long-term rental The property at €450,000 is significantly overpriced, with a fair value of just €298,862, resulting in a 50.6% disparity. Given its low yield of 2.6% and a neighborhood rating of 48/100, long-term rental investors would likely face challenges generating attractive returns. Buy-and-hold With the current market price well above its fair value, this 3-bed apartment does not present a sound buy-and-hold opportunity. The questionable appreciation potential, coupled with a moderate property condition score of 76/100, reduces its attractiveness for long-term capital gains.
Economic Vulnerability The property has a low economic stability score of 35/100, indicating a higher risk of economic downturns affecting property value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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