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.
3-bedroom, 3-bathroom penthouse of 164 m² on the 5th floor, energy rating A. Located on avenida 5 de Outubro, Alcochete parish, Alcochete municipality, Setúbal district. Noteworthy Features: The penthouse offers an exceptional 114.40 m² private terrace with a pool, seamlessly blending indoor luxury with expansive outdoor living ideal for entertaining. Mood and Environment: Surrounded by tranquil landscapes along the Tagus River, it provides a quality of life rarely found in urban settings.
The valuation. The asking price of €998,000 is positioned slightly above the fair value of €981,205, reflecting a difference of €16,795 or 1.7%. This indicates the property is priced fairly in the current market environment.
Fair value modelled at €981,205 from 6 comparable sales in the area. Asking €998,000 sits €16,795 (1.7%) above — overpriced versus fair value.
Asking €998,000 versus the avenida 5 de Outubro area baseline of €917,843 (€5,597/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €917,843, adjusted for condition and micro-location, gives a modelled fair value of €981,205 (€5,983/m²), a €16,795 (1.7%) gap versus the €998,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 5 de Outubro | Subject | €998,000 | €6,085 | — | 81 | 58 |
| Alcochete · 468162 | Active | €1,399,000 | €6,109 | 0.4% | 85 | 53 |
| Alcochete · 6a9555 | Active | €1,019,000 | €6,660 | 9.4% | 80 | 53 |
| Alcochete · 1e6082 | Active | €1,050,000 | €5,966 | 2.0% | 88 | 62 |
| avenida 5 de Outubro | Active | €750,000 | €6,000 | 1.4% | 82 | 59 |
| Median comp | €1,034,500 | €6,055 | 0.5% | 84 | 56 |
Buy-and-hold This property is priced at €998,000, representing a fair value against the estimated market fair price of €981,205 with only a slight 1.7% gap. The gross yield of 2.1% indicates a moderate return, making it a stable long-term investment under current market conditions. Family rental The penthouse is positioned well for a family rental, with a condition rating of 86/100 suggesting good living standards, although the neighbourhood score of 58/100 indicates potential social drawbacks. With average school access typical for non-metropolitan areas, the property is suitable for families looking for reasonably priced accommodations close to amenities. Long-term rental While this property’s valuation at €998,000 is fair with a minimal gap from the fair value, the 2.1% gross yield reflects market expectations for long-term rentals in the area. The combined factors of its solid condition and average neighbourhood amenities support its viability as a long-term rental option, even if it lacks features desirable for high-end or vacation rental markets.
Economic Volatility Risk With an economic stability score of 55/100, there is a significant risk of local economic fluctuations impacting tenant demand 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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