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, 2-bathroom house of 89 m², built in 1954, energy rating F. Located São Martinho parish, Alcácer do Sal municipality, Setúbal district. Unique Feature: This property boasts a mezzanine with high ceilings and exposed beams, enhancing its traditional character while providing additional living space in a serene, rural setting.
The valuation. The asking price of €350,000 is significantly above the fair value of €124,746, indicating a premium of €225,254 (180.6%). This property is therefore overpriced according to market standards.
Fair value modelled at €124,746 from 6 comparable sales in the area. Asking €350,000 sits €225,254 (180.6%) above — overpriced versus fair value.
Asking €350,000 versus the São Martinho, Alcácer do Sal, Setúbal area baseline of €175,517 (€1,972/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 €175,517, adjusted for condition and micro-location, gives a modelled fair value of €124,746 (€1,402/m²), a €225,254 (180.6%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho · e3ab1c | Subject | €350,000 | €3,933 | — | 65 | 54 |
| rua da Liberdade | Active | €275,000 | €1,528 | 61.2% | 70 | 52 |
| rua da Liberdade, 48 | Active | €250,000 | €1,276 | 67.6% | — | 56 |
| São Martinho · 86cd07 | Active | €170,000 | €2,615 | 33.5% | 52 | 43 |
| Nossa Senhora da Vila, Nossa Senhora do Bispo e Silveiras · 57fd44 | Active | €280,000 | €603 | 84.7% | — | 52 |
| Median comp | €262,500 | €1,402 | 64.3% | 61 | 52 |
Long-term rental The property in São Martinho is not ideal for a long-term rental strategy as it is priced at €350,000, significantly above its fair value of €124,746, which results in a massive 180.6% gap. Given the current yield of 0% gross, the investment appears financially unviable for long-term rental prospects. Buy-and-hold Investing in a buy-and-hold strategy for this property is questionable due to its high listing price of €350,000 compared to a fair value of €124,746, indicating an overpricing of 180.6%. The low yield and neighborhood score suggest that holding onto this asset may not provide adequate returns over time. Value-add renovation Acquiring this property for value-add renovation is not advisable as the current asking price stands at €350,000, which exceeds its fair value of €124,746 by 180.6%. The condition rating of 70/100 may imply renovation potential, but the high entry cost undermines the feasibility of achieving meaningful value appreciation.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at 55/100, there is a heightened risk of fluctuations in rental income due to potential tenant turnover or economic downturns affecting demand and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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