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, 2-bathroom apartment of 190 m², built in 2020, energy rating A+. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. This apartment features a double fireplace in the open kitchen and living area, enhancing its inviting atmosphere and making it ideal for cozy gatherings.
The valuation. The asking price of €750,000 is significantly above the fair value of €341,222, representing an excess of €408,778 (54.5%). This property is therefore overpriced, making it a less attractive purchase option.
Fair value modelled at €341,222 from the area baseline, adjusted for condition and location. Asking €750,000 sits €408,778 (54.5%) above — overpriced versus fair value.
Asking €750,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €400,520 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal
Area baseline €400,520 + condition +€22,266 + location -€7,843 = modelled fair value of €341,222 (€1,796/m²), a €408,778 (54.5%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 001992 | Subject | €750,000 | €3,947 | — | 78 | 44 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 49b8bc | Active | €723,000 | €2,927 | 25.8% | 82 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · dee60d | Active | €250,000 | €3,623 | 8.2% | — | 46 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bbe19 | Active | €160,000 | €2,667 | 32.4% | 60 | 47 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 956d58 | Active | €540,000 | €2,143 | 45.7% | 80 | 48 |
| Median comp | €395,000 | €2,797 | 29.1% | 80 | 48 |
Long-term rental The current property is overpriced at €750,000, with a fair value assessment revealing a significant gap of 54.5%. Additionally, the gross yield stands at 0%, indicating that long-term rental potential is not feasible in this region with its agricultural economy and a neighborhood score of 44/100. Buy-and-hold Investing in this property as a buy-and-hold strategy poses considerable risks, as its current price greatly exceeds its fair value estimate of €341,222. With a neighborhood that offers limited amenities and stability, holding this asset may not yield the desired returns over time.
Economic vulnerability With an economic stability score of 35/100, the property faces significant risks related to local economic downturns, which could adversely impact tenant retention 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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