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, 1-bathroom country_house of 98 m², energy rating F. Located Abela parish, Santiago do Cacém municipality, Setúbal district. This estate features a fully fenced 4,500m² plot with mature olive trees, offering expansion potential for rural tourism or leisure areas, complemented by easy access to urban amenities.
The valuation. The asking price of €330,000 is significantly higher than the fair value of €140,242, resulting in a discrepancy of €189,758 (57.5%). Verdict: overpriced.
Fair value modelled at €140,242 from the area baseline, adjusted for condition and location. Asking €330,000 sits €189,758 (57.5%) above — overpriced versus fair value.
Asking €330,000 versus the Abela, Santiago do Cacém, Setúbal area baseline of €160,230 (€1,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 72 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 43/100 (Housing Market 35 · Amenities 40 · Economic 38 · Tenant Quality 53). Softer demand indicators apply a discount to baseline.
Abela, Santiago do Cacém, Setúbal
Area baseline €160,230 + condition -€11,025 + location -€4,357 = modelled fair value of €140,242 (€1,431/m²), a €189,758 (57.5%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Abela · 93741d | Subject | €330,000 | €3,367 | — | 70 | 43 |
| Abela · ba57fc | Active | €950,000 | €12,338 | 266.4% | — | 44 |
| Abela · ba581e | Active | €130,000 | €2,889 | 14.2% | — | 38 |
| Abela · 0324a4 | Active | €200,000 | €1,053 | 68.7% | — | 47 |
| Abela · 99f213 | Active | €450,000 | €2,143 | 36.4% | 38 | 40 |
| Median comp | €325,000 | €2,516 | 25.3% | 38 | 42 |
Long-term rental The property is overpriced when considering a market fair value of €140,242, with a substantial 57.5% gap. Additionally, the rural location and limited economic diversity suggest low demand for tenants, leading to stagnant yields. Family rental While the property could theoretically appeal to families, its 0% gross yield indicates it is not priced competitively for long-term familial investment. Coupled with a 43/100 neighbourhood quality score, this property is unlikely to attract stable, quality family tenants in the current market. Short-term vacation rental This property does not fit the profile for a short-term vacation rental due to its pricing, which is significantly above fair market value. The rural context and lower amenities further diminish its attractiveness to vacationers seeking value. Student housing The location lacks the necessary urban environment and employment opportunities conducive to attracting a student demographic, making this property unsuitable for such investment. With an inflated price and limited tenant appeal, the potential for profitability in a student market is virtually non-existent. Luxury market Given its significant overvaluation and average conditions, this property does not align with luxury market standards. The rural environment also offers limited high-end amenities that typically attract affluent buyers or renters.
Economic Vulnerability The property is at risk due to a low economic stability score of 38/100, indicating potential economic challenges that may affect tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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