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, 2-bathroom country_house of 154 m², energy rating E. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. This estate includes arable land with fruit trees, a well, and a borehole, providing excellent opportunities for self-sufficiency and outdoor enjoyment.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €386,097, representing an overvaluation of €813,903 (210.8%). This property is considered overpriced. Buy-to-flip angle. A buy-and-flip strategy would be challenging given the high acquisition cost, as the potential for significant resale profit appears limited in this market. Buy-to-let angle. With a gross yield of 0% and no estimated rental income, this property is unlikely to generate positive cash flow for a buy-to-let strategy.
Fair value modelled at €386,097 from 6 comparable sales in the area. Asking €1,200,000 sits €813,903 (210.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €363,455 (€2,360/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 is below the parish average, reducing 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 €363,455, adjusted for condition and micro-location, gives a modelled fair value of €386,097 (€2,507/m²), a €813,903 (210.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 57fdd7 | Subject | €1,200,000 | €7,792 | — | 42 | 50 |
| rua Dom Afonso Henriques, 20 | Active | €350,000 | €2,229 | 71.4% | 60 | 43 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · ade667 | Active | €259,000 | €2,785 | 64.3% | — | 43 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 9385c1 | Active | €897,500 | €9,755 | 25.2% | — | 47 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 831696 | Active | €1,250,000 | €7,716 | 1.0% | 70 | 41 |
| Median comp | €623,750 | €5,251 | 32.6% | 65 | 43 |
Long-term rental Given the property's significant price premium of 210.8% above fair value, it is unlikely to generate a sustainable long-term rental yield, which currently stands at 0%. Furthermore, the mid-tier condition and average neighborhood ratings of 47/100 and 50/100, respectively, indicate limited appeal to potential tenants in a rural setting. Buy-and-hold Investing in this property for a buy-and-hold strategy seems imprudent due to its substantial overvaluation compared to the estimated fair value of €386,097. Additionally, the combination of low condition and a relatively uninspiring neighborhood may hinder any future appreciation in property value, making it a risky long-term investment choice.
Economic Instability Risk The low economic stability score of 45/100 indicates a higher likelihood of economic downturns affecting the property value 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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