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, 1-bathroom house of 103 m², built in 1937, energy rating D. Located on rua 1º de Janeiro, 29, Torrão parish, Alcácer do Sal municipality, Setúbal district. This property boasts a charming outdoor patio perfect for relaxation and entertaining, providing a seamless connection to the tranquil ambiance of the historic village of Torrão.
The valuation. The asking price of €175,000 is significantly above the fair value of €119,332, resulting in a disparity of €55,668 (46.7%). This property is considered overpriced. Buy-to-flip angle. With a focus on a swift resale, the strategy would involve enhancing the property's visual appeal while minimizing investment, seeking to list the property at a premium over the current asking price. Buy-to-let angle. The property presents a stable rental income opportunity, with an estimated gross yield of 4.6%, translating to approximately €671 monthly, ideal for securing long-term tenants in a family rental scenario.
Fair value modelled at €119,332 from 6 comparable sales in the area. Asking €175,000 sits €55,668 (46.7%) above — overpriced versus fair value.
Asking €175,000 versus the rua 1º de Janeiro, 29 area baseline of €87,468 (€849/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting 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 €87,468, adjusted for condition and micro-location, gives a modelled fair value of €119,332 (€1,159/m²), a €55,668 (46.7%) gap versus the €175,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1º de Janeiro, 29 | Subject | €175,000 | €1,699 | — | 77 | 48 |
| rua António Conceição, 10 | Active | €234,500 | €1,332 | 21.6% | 72 | 45 |
| Torrão · cd0901 | Active | €129,950 | €935 | 45.0% | 62 | 44 |
| Torrão · ba3e85 | Active | €193,000 | €568 | 66.6% | — | 46 |
| rua da Estalagem, 42 | Active | €200,000 | €1,754 | 3.3% | 65 | 43 |
| Median comp | €196,500 | €1,134 | 33.3% | 65 | 45 |
Buy-and-hold The property is overpriced with a listing price of €175,000, significantly exceeding the fair value of €119,332, indicating a gap of 46.7%. This strategy would not yield a reliable return on investment, given the low gross yield of 4.6% in a rural area with limited amenities. Family rental With the property priced 46.7% above its fair value, it is likely to deter potential long-term tenants, especially in a neighbourhood rated only 48/100. The combination of decent property condition and modest yield may not be sufficient to attract families looking for rental options in this agricultural area.
Economic Vulnerability The economic stability score of 35/100 indicates a high risk of adverse market conditions affecting the property’s value and profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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