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 country_estate of 155 m². Located São Domingos e Vale de Água parish, Santiago do Cacém municipality, Setúbal district. This property offers 28 hectares of fertile land with stunning mountain views and includes a functional dwelling along with a ruin, perfect for renovation or agricultural use.
The valuation. The asking price of €689,000 is significantly higher than the fair value of €191,901, presenting a disparity of €497,099 (72.1%). This property is overpriced and does not align with market expectations.
Fair value modelled at €191,901 from the area baseline, adjusted for condition and location. Asking €689,000 sits €497,099 (72.1%) above — overpriced versus fair value.
Asking €689,000 versus the São Domingos e Vale de Água, Santiago do Cacém, Setúbal area baseline of €266,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 48 · Materials 55 · Room dimensions 53). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 39/100 (Housing Market 30 · Amenities 30 · Economic 30 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
São Domingos e Vale de Água, Santiago do Cacém, Setúbal
Area baseline €266,600 + condition -€62,969 + location -€11,730 = modelled fair value of €191,901 (€1,238/m²), a €497,099 (72.1%) gap versus the €689,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos e Vale de Água · 0dcf97 | Subject | €689,000 | €4,445 | — | 48 | 39 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 956d65 | Active | €490,000 | €4,083 | 8.1% | — | 39 |
| Abela · ba57fc | Active | €950,000 | €12,338 | 177.6% | — | 44 |
| São Domingos e Vale de Água · 6fbe26 | Active | €195,000 | €2,786 | 37.3% | 53 | 42 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 19.9% | — | 45 |
| Median comp | €442,500 | €3,821 | 14.0% | 53 | 43 |
Value-add renovation The property requires significant renovation to reach its fair value, with a current condition score of only 49/100, indicating a need for upgrades that could enhance its overall appeal. However, given that the property is currently overpriced at €689,000 relative to the fair value of €191,901, the potential return on investment may not justify the necessary renovation costs. Long-term rental Despite the rural characteristics of the area, the property's high asking price of €689,000 presents a considerable barrier to achieving any rental income, resulting in a 0% gross yield. With the neighbourhood quality score at only 39/100, securing reliable long-term tenants could prove challenging, further complicating the investment outlook given its overpriced status.
High Economic Risk The economic stability score of 30/100 indicates a significant likelihood of local market downturns, which could affect property value and rental demand.
