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.
5-bedroom, 3-bathroom country_house of 492 m², energy rating F. Located on rua de Beja, Torrão parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This estate includes a substantial rustic plot of 9,750 m2, featuring a variety of fruit trees and olive groves, suitable for agricultural or recreational use.
The valuation. The asking price of €925,000 sits €124,832 (15.6%) above the fair value of €800,168. This property is overpriced and does not reflect a viable investment opportunity based on current market conditions.
Fair value modelled at €800,168 from 6 comparable sales in the area. Asking €925,000 sits €124,832 (15.6%) above — overpriced versus fair value.
Asking €925,000 versus the rua de Beja area baseline of €888,908 (€1,807/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €888,908, adjusted for condition and micro-location, gives a modelled fair value of €800,168 (€1,626/m²), a €124,832 (15.6%) gap versus the €925,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Beja | Subject | €925,000 | €1,880 | — | 45 | 42 |
| rua da Estalagem, 42 | Active | €200,000 | €1,754 | 6.7% | 65 | 43 |
| Torrão · 6a9500 | Active | €135,000 | €1,688 | 10.2% | 30 | 42 |
| Torrão · 388f0a | Active | €1,490,000 | €3,565 | 89.6% | — | 42 |
| rua da Matriz, 23 | Active | €180,000 | €1,565 | 16.7% | 35 | 40 |
| Median comp | €190,000 | €1,721 | 8.5% | 35 | 42 |
Long-term rental The property in Torrão, priced at €925,000, presents an estimate of fair value at €800,168, reflecting a significant 15.6% premium over market expectations. Given its location in a rural area with a lack of amenities, it is unlikely to generate a profitable long-term rental yield, which currently stands at 0%. Value-add renovation Although the property has potential with a condition rating of 50/100, the existing price of €925,000 is still 15.6% higher than its fair value of €800,168, making it a questionable investment. The rural setting and low neighbourhood ratings suggest that any renovation would not sufficiently increase the property's value to justify the initial investment.
Economic Instability Risk The economic stability score of 35/100 indicates a high risk of market downturns, potentially impacting tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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