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, 4-bathroom house of 335 m², energy rating A. Located on rua do Cercal S / N, São Francisco parish, Alcochete municipality, Setúbal district. Noteworthy Features: The villa's glazed marquee on the terrace provides a stunning visual connection to the panoramic river views, perfect for entertaining or quiet reflection amidst nature. Garden Details: Mature fig and lemon trees enrich the outdoor space with natural beauty and ambiance.
The valuation. The asking price of €1,750,000 is significantly above the fair value of €1,039,824, representing an overvaluation of €710,176 (68.3%). This property is not aligned with market expectations for its actual worth.
Fair value modelled at €996,910 from 6 comparable sales in the area. Asking €1,750,000 sits €753,090 (75.5%) above — overpriced versus fair value.
Asking €1,750,000 versus the rua do Cercal S / N area baseline of €892,629 (€2,995/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €892,629, adjusted for condition and micro-location, gives a modelled fair value of €996,910 (€3,345/m²), a €753,090 (75.5%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Cercal S / N | Subject | €1,750,000 | €5,872 | — | 88 | 59 |
| Montijo e Afonsoeiro · 7355db | Active | €1,500,000 | €4,438 | 24.4% | 75 | 63 |
| Alcochete · ba5910 | Active | €729,000 | €1,908 | 67.5% | 76 | 47 |
| Montijo e Afonsoeiro · c5d143 | Active | €636,000 | €3,102 | 47.2% | 90 | — |
| Alcochete · 6d5562 | Active | €729,000 | €1,908 | 67.5% | 76 | 54 |
| Median comp | €729,000 | €2,505 | 57.3% | 76 | 54 |
Long-term rental The property's asking price of €1,750,000 is significantly above the fair value of €1,039,824, creating a 68.3% gap that undermines its appeal for long-term rental investment. With a gross yield of just 1.4%, the potential returns do not justify the elevated purchase price and market conditions. Family rental At €1,750,000, this property is overpriced compared to its fair value of €1,039,824, representing a 68.3% premium that limits its attractiveness for family rental opportunities. The modest gross yield of 1.4% indicates that prospective renters may not be willing to pay a premium, impacting overall investment viability. Buy-and-hold Although the location offers a stable economic environment due to its proximity to Lisbon, the property's price of €1,750,000 far exceeds the fair value of €1,039,824 by 68.3%, rendering it overpriced for a buy-and-hold strategy. The limited gross yield of 1.4% suggests that long-term capital appreciation may not be sufficient to offset the initial overvaluation. Not ideal for: The luxury market, short-term vacation rental, and student housing present opportunities that this property does not align with due to its inflated price and suboptimal rental yield.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 60/100, there is a significant risk of potential fluctuations in rental income and high turnover, which could negatively impact cash flow and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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