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 house of 115 m², built in 2007, energy rating E. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Unique Feature: The property includes a productive vineyard and olive trees on its extensive land, offering a rare opportunity for sustainable living and agricultural potential in a tranquil environment.
The valuation. The asking price of €390,000 significantly exceeds the fair value of €60,276, indicating an overvaluation of €329,724 (84.5%). This property is not a financially sound investment at its current listing price.
Fair value modelled at €60,276 from the area baseline, adjusted for condition and location. Asking €390,000 sits €329,724 (84.5%) above — overpriced versus fair value.
Asking €390,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €197,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 65 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €197,800 + condition -€9,883 + location -€1,141 = modelled fair value of €60,276 (€524/m²), a €329,724 (84.5%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 49b825 | Subject | €390,000 | €3,391 | — | 65 | 46 |
| avenida de Sines S / N | Active | €450,000 | €2,557 | 24.6% | — | 39 |
| Santo André · 99f50c | Active | €340,000 | €2,446 | 27.9% | — | 47 |
| Santo André · 6d51b8 | Active | €270,000 | €2,784 | 17.9% | 70 | 44 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 11.5% | 75 | 39 |
| Median comp | €305,000 | €2,671 | 21.3% | 73 | 42 |
Long-term rental The property’s current asking price of €390,000 reflects a significant 84.5% gap from its fair value of €60,276, indicating it is overpriced. With a gross yield of only 4.3%, this long-term rental strategy may not provide the expected returns for investors. Buy-and-hold Given the substantial gap to fair value and the low condition score of 70/100, this property does not present an attractive buy-and-hold scenario. The overall market conditions and neighbourhood rating of 46/100 further suggest that this investment could underperform over time. Value-add renovation A value-add renovation strategy would likely be unfeasible here, as the property is already priced substantially above fair value at €390,000. The current condition and neighbourhood quality do not justify such a high investment in renovations, making this strategy less viable.
High Vacancy Risk The low economic stability score of 35/100 suggests a higher likelihood of tenant turnover and vacancies, potentially impacting rental income.
