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.
5-bedroom, 3-bathroom country_house of 389 m², energy rating D. Located on rua de Beja, Torrão parish, Alcácer do Sal municipality, Setúbal district. Noteworthy Features: This property includes two independent houses and multiple annexes, allowing for flexible residential or rural tourism development, and features fertile land with an established olive grove and fruit orchard.
The valuation. The asking price of €925,000 is significantly above the fair value of €738,467, indicating it is overpriced by €186,533 (25.3%). This discrepancy suggests that potential buyers may want to negotiate aggressively.
Fair value modelled at €738,467 from 6 comparable sales in the area. Asking €925,000 sits €186,533 (25.3%) above — overpriced versus fair value.
Asking €925,000 versus the rua de Beja area baseline of €641,000 (€1,648/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €641,000, adjusted for condition and micro-location, gives a modelled fair value of €738,467 (€1,898/m²), a €186,533 (25.3%) gap versus the €925,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Beja | Subject | €925,000 | €2,378 | — | 52 | 42 |
| rua de Beja | Active | €925,000 | €1,880 | 20.9% | 45 | 42 |
| Torrão · 388f0a | Active | €1,490,000 | €3,565 | 49.9% | — | 42 |
| rua 1º de Maio | Active | €1,499,000 | €2,258 | 5.1% | 67 | 46 |
| Torrão · 6a9500 | Active | €135,000 | €1,688 | 29.0% | 30 | 42 |
| Median comp | €1,207,500 | €2,069 | 13.0% | 45 | 42 |
Long-term rental The property is priced at €925,000, which is 25.3% above its fair value of €738,467, suggesting it is overpriced. Additionally, the gross yield stands at 0%, indicating no rental income potential for a long-term tenant in this rural location. Family rental At a listing of €925,000, this property represents a significant gap from its fair value and is therefore overpriced. The local amenities and tenant quality are rated 42/100, which may deter potential families looking for suitable rental options. Buy-and-hold Given the significant overvaluation of €925,000 compared to a fair value of €738,467, this property is overpriced for a buy-and-hold investment strategy. With a condition rating of 55/100 and a stagnant local economy, holding this asset may result in long-term financial underperformance.
Economic Vulnerability With an economic stability score of 35/100, the property is at risk of declining demand and potential value depreciation due to a weak local economy. Tenant Insecurity With a tenant stability score of 50/100, there is a significant risk of high turnover rates and vacancies, affecting consistent rental income.
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