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 107 m², energy rating E. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The apartment features a charming private balcony overlooking a serene garden, and its strategic layout maximizes light and space, ideal for both comfort and entertaining. Investment Potential: Located in a premium neighborhood, it offers excellent prospects for customization and value appreciation.
The valuation. The asking price of €230,000 is substantially higher than the fair value of €56,614, with a difference of €173,386, indicating the property is overpriced by 75.4%.
Fair value modelled at €56,614 from the area baseline, adjusted for condition and location. Asking €230,000 sits €173,386 (75.4%) above — overpriced versus fair value.
Asking €230,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €184,040 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 65 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 35 · Amenities 40 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €184,040 + condition -€9,195 + location -€531 = modelled fair value of €56,614 (€529/m²), a €173,386 (75.4%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 25f620 | Subject | €230,000 | €2,150 | — | 65 | 48 |
| Santo André · 6d51b8 | Active | €270,000 | €2,784 | 29.5% | 70 | 44 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 39.6% | 75 | 39 |
| Santo André · 96c3f7 | Active | €265,000 | €2,677 | 24.5% | 46 | 48 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 9.5% | 75 | 46 |
| Median comp | €270,000 | €2,731 | 27.0% | 73 | 45 |
Long-term rental The property is overpriced at €230,000, significantly exceeding the fair value of €56,614, resulting in a dangerous 75.4% gap that raises concerns about rental profitability. Furthermore, with a gross yield of 6.6%, the limited urban amenities and lower neighborhood rating of 48/100 suggest potential difficulties in attracting long-term tenants. Agricultural investment Given the property's agricultural and rural context, the high listing price of €230,000 is detrimental to potential returns, especially as fair value stands at €56,614. The area lacks urban amenities, making agricultural investment less appealing at the current price point.
Economic Dependence Risk The low economic stability score of 40/100 indicates a significant risk of financial downturns impacting property value and rental income stability, compounded by a tenant stability score of 50/100 which suggests a moderate risk of tenant turnover and vacancy.
