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, 1-bathroom apartment of 72 m² on the 1st floor, energy rating E. Located on rua José Afonso, 13, Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana parish, Alcácer do Sal municipality, Setúbal district. Unique Feature: This apartment includes a 30 m² attic that offers potential for additional living space or creative development in a desirable historic location.
The valuation. The asking price of €265,800 is significantly above the fair value of €209,276, representing an overvaluation of €56,524 or 27.0%. This property is overpriced, making it a less attractive investment opportunity.
Fair value modelled at €209,276 from 6 comparable sales in the area. Asking €265,800 sits €56,524 (27.0%) above — overpriced versus fair value.
Asking €265,800 versus the rua José Afonso, 13 area baseline of €195,038 (€2,709/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 is below the parish average, reducing 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 €195,038, adjusted for condition and micro-location, gives a modelled fair value of €209,276 (€2,907/m²), a €56,524 (27.0%) gap versus the €265,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Afonso, 13 | Subject | €265,800 | €3,692 | — | 45 | 47 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 33bd67 | Active | €250,000 | €2,907 | 21.3% | — | 46 |
| largo da Ribeira Velha | Active | €275,000 | €3,274 | 11.3% | 25 | 49 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 622786 | Active | €259,000 | €2,292 | 37.9% | 64 | 43 |
| Alcácer do Sal (Santa Maria do Castelo, Santiago), Santa Susana · 7cab94 | Active | €279,000 | €2,906 | 21.3% | 62 | 49 |
| Median comp | €267,000 | €2,907 | 21.3% | 62 | 48 |
Long-term rental The property in Alcácer do Sal is overpriced at €265,800, with a significant gap of 27.0% compared to its fair value of €209,276. Given its low yield of 0% gross and a condition rating of only 49/100, it presents limited appeal for long-term residential leasing. Buy-and-hold With the current valuation of €265,800 exceeding the fair value by 27.0%, this property does not represent a sound buy-and-hold investment. The rural location and low neighborhood ratings further suggest that appreciation potential is restricted, making it a less attractive option for capital growth over time.
High Economic Risk The economic stability score of 35/100 indicates a potentially weak local economy, which poses a risk for tenant retention and rental income stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
