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, 1-bathroom country_estate of 664 m², energy rating D. Located on rua 1º de Maio, Torrão parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: The property's diverse vegetation includes various fruit trees and cork oak, while its unique water resources enable extensive agricultural and tourism development opportunities.
The valuation. The asking price of €1,499,000 is significantly above the fair value of €1,146,534, resulting in an excess of €352,466 or 30.7%. This property is considered overpriced.
Fair value modelled at €1,146,534 from 6 comparable sales in the area. Asking €1,499,000 sits €352,466 (30.7%) above — overpriced versus fair value.
Asking €1,499,000 versus the rua 1º de Maio area baseline of €1,047,028 (€1,577/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is above the parish average, lifting 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 €1,047,028, adjusted for condition and micro-location, gives a modelled fair value of €1,146,534 (€1,727/m²), a €352,466 (30.7%) gap versus the €1,499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1º de Maio | Subject | €1,499,000 | €2,258 | — | 67 | 46 |
| rua António Conceição, 10 | Active | €234,500 | €1,332 | 41.0% | 72 | 45 |
| Torrão · 388f0a | Active | €1,490,000 | €3,565 | 57.9% | — | 42 |
| rua da Estalagem, 42 | Active | €200,000 | €1,754 | 22.3% | 65 | 43 |
| rua 1º de Janeiro, 29 | Active | €175,000 | €1,699 | 24.7% | 77 | 48 |
| Median comp | €217,250 | €1,727 | 23.5% | 72 | 44 |
Long-term rental The market demand for long-term rentals in Torrão, Alcácer do Sal is likely limited due to the rural location and low neighbourhood ratings, which could make tenant acquisition challenging. Additionally, with a gross yield of 0% and the property being overpriced at a 30.7% premium over fair value, this strategy may not generate sustainable cash flow. Buy-and-hold Holding this 4-bed country estate may not provide attractive capital appreciation, given its current pricing at €1,499,000, which significantly exceeds the fair value of €1,146,534. The rural setting and insufficient amenities further diminish the potential for long-term value growth, as the property appears overpriced in the current market. Not ideal for This property is not suited for the luxury market due to its rural nature and lack of urban amenities, as evidenced by a neighbourhood score of 46/100. Furthermore, it also lacks suitability for student housing and short-term vacation rentals, as the area does not cater to those demographics effectively.
Economic Vulnerability The property is exposed to significant economic risk due to a low economic stability score of 40/100, indicating potential market instability that could affect rental income.
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