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 apartment of 96 m² on the 2nd floor, built in 1979, energy rating C. Located Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The apartment's location offers a unique blend of historical charm and modern convenience, being just a short distance from the iconic Alcácer do Sal Castle and lively riverfront area.
The valuation. The asking price of €279,000 sits €19,541 (7.5%) above the fair value of €259,459, indicating that the property is priced accurately but has limited room for appreciation. Buy-to-flip angle. The buy-to-flip strategy can focus on enhancing the outdated design elements and improving finishes to attract a higher resale price in a recovering rural market. Buy-to-let angle. This apartment could generate an estimated rental income of €814/month, yielding a gross return of 3.5%, which could appeal to long-term investment seekers despite its mixed neighborhood rating.
Fair value modelled at €259,459 from 5 comparable sales in the area. Asking €279,000 sits €19,541 (7.5%) above — overpriced versus fair value.
Asking €279,000 versus the Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana, Alcácer do Sal, Setúbal area baseline of €224,269 (€2,336/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €224,269, adjusted for condition and micro-location, gives a modelled fair value of €259,459 (€2,703/m²), a €19,541 (7.5%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 7cab94 | Subject | €279,000 | €2,906 | — | 62 | 49 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 438f14 | Active | €270,000 | €3,176 | 9.3% | 70 | 50 |
| rua do Laranjal, 2 | Active | €198,000 | €2,415 | 16.9% | 62 | 47 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 622982 | Active | €300,000 | €2,703 | 7.0% | 73 | 52 |
| avenida João Soares Branco | Active | €450,000 | €3,600 | 23.9% | 79 | 54 |
| Median comp | €285,000 | €2,940 | 1.1% | 72 | 51 |
Long-term rental The property has a gross yield of 3.5%, which aligns with the neighborhood's limited economic diversity and lower tenant quality. While the 7.5% gap from fair value indicates a reasonable investment, the overall condition of the property, rated 62/100, may pose challenges for attracting consistent long-term tenants. Agricultural investment Given its rural setting in Alcácer do Sal, the land surrounding the property could present opportunities for agricultural investment. However, the fair valuation emphasizes that potential buyers must exercise caution, acknowledging that the local economy may not support aggressive agricultural endeavors due to its limited characteristics.
Tenant turnover risk High tenant turnover is likely due to a tenant stability score of 55/100, combined with a low economic stability score of 35/100, which may lead to increased vacancy rates and associated costs.
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