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 country_house of 210 m², energy rating B. Located Abela parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property includes a separate 40 m² ruin for potential rebuilding, alongside a fully enclosed yard with essential utilities for sustainable living.
The valuation. The asking price of €450,000 is significantly above the fair value of €213,500, marking an overpriced property at €236,500 (52.6% over). This valuation indicates the property is not a good investment opportunity.
Fair value modelled at €213,500 from the area baseline, adjusted for condition and location. Asking €450,000 sits €236,500 (52.6%) above — overpriced versus fair value.
Asking €450,000 versus the Abela, Santiago do Cacém, Setúbal area baseline of €343,350 (€1,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 (Condition 38 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 40/100 (Housing Market 35 · Amenities 40 · Economic 30 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Abela, Santiago do Cacém, Setúbal
Area baseline €343,350 + condition -€106,641 + location -€13,339 = modelled fair value of €213,500 (€1,017/m²), a €236,500 (52.6%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Abela · 99f213 | Subject | €450,000 | €2,143 | — | 38 | 40 |
| Abela · ba57fc | Active | €950,000 | €12,338 | 475.8% | — | 44 |
| Abela · 0324a4 | Active | €200,000 | €1,053 | 50.9% | — | 47 |
| Abela · 956bc9 | Active | €200,000 | €917 | 57.2% | — | 47 |
| Median comp | €200,000 | €1,053 | 50.9% | — | 47 |
Long-term rental Despite the potential for long-term rental income in a rural setting, this property is overpriced at €450,000 compared to a fair value of €213,500, indicating a 52.6% premium. The low gross yield of 0% along with the low condition and neighborhood ratings further diminish its attractiveness for long-term tenants. Family rental While the property might seem appealing for family rentals due to its size, the significant price over fair value at €450,000 makes it less viable for this market. Additionally, with a condition score of 43/100 and a neighbourhood score of 40/100, it compromises the overall living experience for families.
High economic risk With an economic stability score of 30/100, the property is exposed to potential financial instability impacting 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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