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 country_house of 162 m². Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property boasts a charming backyard, ideal for outdoor gatherings, and offers cozy living spaces enhanced by a functional fireplace in the living room.
The valuation. The asking price of €375,000 is significantly above the fair value of €236,214, representing an excess of €138,786 or 37.0%. This property is clearly overpriced and not ideal for savvy investors looking for value.
Fair value modelled at €236,214 from the area baseline, adjusted for condition and location. Asking €375,000 sits €138,786 (37.0%) above — overpriced versus fair value.
Asking €375,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €308,934 (€1,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Cercal, Santiago do Cacém, Setúbal
Area baseline €308,934 + condition -€18,984 + location -€2,058 = modelled fair value of €236,214 (€1,458/m²), a €138,786 (37.0%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 4bbd74 | Subject | €375,000 | €2,315 | — | 70 | 48 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 15.8% | 70 | 48 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 15.8% | 65 | 45 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 25f636 | Active | €525,000 | €5,833 | 152.0% | — | 50 |
| São Domingos e Vale de Água · 6fbe26 | Active | €195,000 | €2,786 | 20.3% | 53 | 42 |
| Median comp | €349,000 | €2,368 | 2.3% | 65 | 47 |
Long-term rental Given the current listing price of €375,000 versus a fair value of €236,214, the property is overpriced with a significant gap of 37.0%. Additionally, with a gross yield of 0% and a neighborhood rating of 48/100, this investment lacks the financial viability typically sought in long-term rental markets. Buy-and-hold The property’s listing price is substantially above its fair value, indicating that it is overpriced and not likely to yield the desired returns in the buy-and-hold strategy. With a condition rating of 68/100 and a rural location with limited urban development, the prospects for future appreciation appear bleak, making it a less favorable long-term investment.
Economic Vulnerability With an economic stability score of only 35/100, there's a significant risk of economic downturn impacting property values and rental demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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