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.
4-bedroom, 3-bathroom apartment of 180 m², energy rating C. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Investment opportunity: The property features two autonomous units, allowing for immediate rental income and flexible family living arrangements in the vibrant Santo André area.
The valuation. The asking price of €350,000 is significantly above fair value, which is set at €102,221, by a staggering €247,779, or 70.8%. Verdict: overpriced. Buy-to-flip angle. Given the substantial markup, a buy-to-flip strategy seems ill-advised, as the potential for profit through resale would be severely hampered by the high entry price. Buy-to-let angle. With a gross yield of 0% and estimated rental income around zero per month, this property does not present a viable income strategy for long-term investors seeking rental returns in the current market.
Fair value modelled at €102,221 from the area baseline, adjusted for condition and location. Asking €350,000 sits €247,779 (70.8%) above — overpriced versus fair value.
Asking €350,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €370,260 (€2,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 75 · Materials 71 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 35 · Amenities 50 · Economic 30 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €370,260 + condition -€7,594 + location -€1,786 = modelled fair value of €102,221 (€568/m²), a €247,779 (70.8%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 99f3de | Subject | €350,000 | €1,944 | — | 75 | 46 |
| Santo André · 261fab | Active | €357,500 | €2,500 | 28.6% | 78 | 42 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 54.3% | 75 | 39 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 10.5% | 65 | 48 |
| Santo André · 6d51b8 | Active | €270,000 | €2,784 | 43.2% | 70 | 44 |
| Median comp | €270,000 | €2,642 | 35.9% | 73 | 43 |
Long-term rental The property is overpriced at €350,000 compared to a fair value of €102,221, resulting in a significant gap of 70.8%. With a gross yield of 0% and a neighbourhood rating of 46/100, this investment lacks the necessary financial viability for successful long-term rental. Buy-and-hold As it stands, this apartment is not positioned as a good buy-and-hold opportunity due to its overvaluation relative to its fair value. The combination of low tenant quality and a poor neighbourhood rating makes a long-term appreciation unlikely under current market conditions.
High vacancy risk Given the low economic stability score of 30/100 and a tenant stability score of 40/100, there is a significant risk of high vacancy rates affecting potential rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
