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, 3-bathroom house of 247 m², built in 2023, energy rating A. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. This property features a large versatile leisure area on the lower floor, offering potential for conversion into additional rooms or recreational spaces.
The valuation. The asking price of €723,000 is significantly above its fair value of €452,316, representing an overpriced situation of €270,684 (37.4%). This indicates the property does not provide a reasonable investment opportunity at its current price.
Fair value modelled at €452,316 from the area baseline, adjusted for condition and location. Asking €723,000 sits €270,684 (37.4%) above — overpriced versus fair value.
Asking €723,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €424,840 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 38 · Amenities 42 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal
Area baseline €424,840 + condition +€30,875 + location -€3,399 = modelled fair value of €452,316 (€1,831/m²), a €270,684 (37.4%) gap versus the €723,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 49b8bc | Subject | €723,000 | €2,927 | — | 82 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 001992 | Active | €750,000 | €3,947 | 34.9% | 78 | 44 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bbe19 | Active | €160,000 | €2,667 | 8.9% | 60 | 47 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 956d58 | Active | €540,000 | €2,143 | 26.8% | 80 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · dee60d | Active | €250,000 | €3,623 | 23.8% | — | 46 |
| Median comp | €395,000 | €3,145 | 7.4% | 78 | 47 |
Long-term rental The property, priced at €723,000, is clearly overpriced compared to the fair value of €452,316, representing a substantial gap of 37.4%. With a gross yield of 4.2%, the returns may not justify the initial investment given the lackluster neighbourhood score of 48/100. Buy-and-hold Investing in this property as a long-term hold is not advisable due to its significant overpricing, which diminishes potential future appreciation. At a fair value of €452,316 against the listing price, the investment fails to present an attractive risk-reward profile for a buy-and-hold strategy.
Economic Vulnerability The property's low economic stability score of 35/100 indicates a potential risk of declining market conditions affecting rental income and property value.
