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 €309,600 (€1,720/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 €309,600 + 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.
