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 97 m², built in 1991, energy rating F. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This apartment benefits from double glazed tilt and turn windows, enhancing energy efficiency and sound insulation in a vibrant yet tranquil neighborhood. Unique Selling Points: The strategic location combines accessibility to essential services while maintaining a peaceful residential atmosphere.
The valuation. The asking price of €270,000 is significantly above the fair value of €57,939, marking a discrepancy of €212,061 (78.5%). Verdict: overpriced.
Fair value modelled at €57,939 from the area baseline, adjusted for condition and location. Asking €270,000 sits €212,061 (78.5%) above — overpriced versus fair value.
Asking €270,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €199,529 (€2,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 78 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 44/100 (Housing Market 35 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €199,529 + condition -€758 + location -€1,443 = modelled fair value of €57,939 (€597/m²), a €212,061 (78.5%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 6d51b8 | Subject | €270,000 | €2,784 | — | 70 | 44 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 22.8% | 65 | 48 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 7.8% | 75 | 39 |
| Santo André · 96c3f7 | Active | €265,000 | €2,677 | 3.8% | 46 | 48 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 30.1% | 75 | 46 |
| Median comp | €267,500 | €2,414 | 13.3% | 70 | 47 |
Long-term rental The property, with a fair value significantly lower than its listing price, presents a substantial risk for long-term rental yields, leaving investors vulnerable to sustained losses. Furthermore, with a yield of only 4.4% gross in a neighbourhood rated 44/100 for amenities, the attractiveness of this investment diminishes dramatically. Buy-and-hold Considering the stark 78.5% gap between the listing price and the fair value, holding this property for long-term appreciation may not be prudent, as the potential for a return on investment remains unclear. The limited amenities and the low neighbourhood score further complicate the prospects for future market value increase, suggesting that this buy-and-hold strategy is unlikely to yield desirable results.
Economic Vulnerability With an economic stability score of 35/100, the property may face challenges in maintaining consistent cash flow due to potential local economic downturns.
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