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 150 m², built in 1982. Located on rua Nova S / N, Torrão parish, Alcácer do Sal municipality, Setúbal district. Potential for custom redesign allows buyers to tailor the space into their ideal home, taking advantage of the quiet, picturesque setting of Rio de Moinhos.
The valuation. The asking price of €145,000 is significantly above the fair value of €83,956, representing a premium of €61,044 (72.7%). This property is clearly overpriced, limiting its attractiveness to investors. Buy-to-flip angle. A buy-to-flip strategy for this property would be challenging due to its condition and high asking price, necessitating substantial renovations to reach profitable resale values. Buy-to-let angle. The projected rental income is effectively 0%, reflecting the property's condition and location in a rural setting, which limits tenant demand in this market.
Fair value modelled at €83,956 from 6 comparable sales in the area. Asking €145,000 sits €61,044 (72.7%) above — overpriced versus fair value.
Asking €145,000 versus the rua Nova S / N area baseline of €88,887 (€593/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 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 €88,887, adjusted for condition and micro-location, gives a modelled fair value of €83,956 (€560/m²), a €61,044 (72.7%) gap versus the €145,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nova S / N | Subject | €145,000 | €967 | — | 22 | 50 |
| rua do Arrabalde S / N | Active | €165,000 | €688 | 28.9% | — | 35 |
| Grândola e Santa Margarida da Serra · 86cd11 | Active | €350,000 | €2,229 | 130.6% | — | 54 |
| Torrão · dc1390 | Active | €295,000 | €432 | 55.3% | 20 | 49 |
| rua da Matriz, 23 | Active | €180,000 | €1,565 | 61.9% | 35 | 40 |
| Median comp | €237,500 | €1,127 | 16.5% | 28 | 45 |
Long-term rental The property’s listing price of €145,000 significantly exceeds its fair value of €83,956, indicating that it is overpriced by 72.7%. Additionally, with a gross yield of 0% and a condition rating of 25/100, it is unlikely to attract tenants, making it unsuitable for long-term rental investment. Buy-and-hold Given the substantial gap between the listing price and the fair value, this property does not represent a prudent buy-and-hold investment. The combination of its poor condition and zero yield suggests that holding this asset would not yield satisfactory returns over time.
[High Vacancy Risk] With an economic stability score of 40/100, there's a concerning likelihood of financial instability that could lead to increased vacancy rates, compounded by a tenant stability score of 60/100, suggesting moderate stability among current tenants but potential turnover risks.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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