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 115 m². Located on rua da Matriz, 23, Torrão parish, Alcácer do Sal municipality, Setúbal district. This property includes a spacious backyard and an annex, offering versatile opportunities for outdoor leisure and additional storage or small-scale activities.
The valuation. The asking price of €180,000 is significantly above its fair value of €133,234, representing an overvaluation of €46,766 (35.1%). This property is priced outside of its worth based on location and condition.
Fair value modelled at €133,234 from 6 comparable sales in the area. Asking €180,000 sits €46,766 (35.1%) above — overpriced versus fair value.
Asking €180,000 versus the rua da Matriz, 23 area baseline of €165,224 (€1,437/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 42/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €165,224, adjusted for condition and micro-location, gives a modelled fair value of €133,234 (€1,159/m²), a €46,766 (35.1%) gap versus the €180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Matriz, 23 | Subject | €180,000 | €1,565 | — | 35 | 40 |
| Torrão · 6a9500 | Active | €135,000 | €1,688 | 7.8% | 30 | 42 |
| rua do Cónego S / N | Active | €129,000 | €985 | 37.1% | 55 | 45 |
| Torrão · cd0901 | Active | €129,950 | €935 | 40.3% | 62 | 44 |
| Torrão · ba3e85 | Active | €193,000 | €568 | 63.7% | — | 46 |
| Median comp | €132,475 | €960 | 38.7% | 55 | 45 |
Long-term rental The property is overpriced at €180,000 with a fair value of only €133,234, resulting in a 35.1% gap which diminishes the potential rental yield. Coupled with a gross yield of 4.5% and a low condition rating of 42/100, it raises concerns about long-term investment viability in this rural location. Buy-and-hold Acquiring this property for a buy-and-hold strategy is not advisable given its overvaluation of 35.1% compared to fair value, leading to a questionable return on investment. The condition and neighborhood quality ratings further indicate that this might not be a strategic long-term asset. Family rental With the property priced 35.1% above its fair value and rated poorly in condition and neighborhood quality, it is unlikely to attract suitable family tenants. The 4.5% gross yield does not compensate for the risks posed by the property's overall deficiencies in value and location. Not ideal for short-term vacation rental Given the rural context of Torrão and the property being overpriced, it lacks appeal for short-term vacation rentals. The acquiring cost would not justify the limited rental potential in a location that does not cater to tourism. Not ideal for student housing The property is not suitable for student housing as its current valuation at €180,000 significantly exceeds the sustainable fair value of €133,234. This overpricing limits its capacity to attract a steady stream of student tenants in a non-urban, agricultural area. Not ideal for luxury market This property, heavily overvalued at €180,000, does not align with luxury market expectations, particularly given its low condition and neighborhood scores. Its location in a rural area further detracts from any potential interest from high-end buyers or renters.
Low Economic Stability Risk The property has an economic stability score of 35/100, indicating a high likelihood of economic challenges that may affect rental income and property value.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
