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.
2-bedroom, 1-bathroom apartment of 65 m², energy rating D. Located on rua Cerro da Ordem S / N, Cercal parish, Santiago do Cacém municipality, Setúbal district. Unique Feature: The apartment includes a cozy fireplace in one of the living rooms, enhancing the inviting atmosphere during cooler months and offering potential for energy-efficient heating. Additional Note: The small yard provides outdoor space for relaxation or gardening.
The valuation. The asking price of €185,000 is significantly above the fair value of €96,281, indicating an overvaluation of €88,719 (48.0%). This price discrepancy suggests limited investment appeal given the current market conditions.
Fair value modelled at €96,281 from the area baseline, adjusted for condition and location. Asking €185,000 sits €88,719 (48.0%) above — overpriced versus fair value.
Asking €185,000 versus the rua Cerro da Ordem S / N area baseline of €123,955 (€1,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 45 · Economic 40 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Cerro da Ordem S / N
Area baseline €123,955 + condition -€4,875 + location -€2,064 = modelled fair value of €96,281 (€1,481/m²), a €88,719 (48.0%) gap versus the €185,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cerro da Ordem S / N | Subject | €185,000 | €2,846 | — | 72 | 45 |
| Porto Covo · 82c64e | Active | €550,000 | €5,140 | 80.6% | — | 46 |
| Cercal · 6fbcf5 | Active | €195,000 | €1,990 | 30.1% | 45 | 47 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 25.0% | — | 45 |
| Cercal · 4bbd74 | Active | €375,000 | €2,315 | 18.7% | 70 | 48 |
| Median comp | €385,000 | €2,937 | 3.2% | 58 | 47 |
Buy-and-hold The 2-bed apartment in Cercal is overpriced at €185,000, significantly above its fair value of €96,281, indicating a gap of 48.0%. With a gross yield of 0% and a neighbourhood rating of 45/100, long-term appreciation prospects are questionable and may not justify the current asking price. Long-term rental Given the property's pricing and yield metrics, the potential for long-term rental income in the rural Alentejo region appears limited, further reinforced by a community that offers basic local amenities. The condition score of 70/100 does not compensate for its overpriced status and could lead to challenges in securing reliable tenants at desirable rates.
Weak Market Resilience The economic stability score of 40/100 indicates a high risk of market volatility, which may lead to fluctuating tenant occupancy rates and potential revenue instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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