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 179 m², energy rating E. Located on avenida Álvaro Cunhal, Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property boasts an expansive yard ideal for outdoor gatherings, complemented by three independent accesses for enhanced convenience and functionality. Interior Highlights: The living room features a dedicated office space, promoting a seamless blend of work and leisure.
The valuation. The asking price of €349,000 is significantly above the fair value of €253,395, presenting an overpriced situation of €95,605 (27.4%). This valuation indicates that the property may not represent a sound investment at the current asking price.
Fair value modelled at €253,395 from the area baseline, adjusted for condition and location. Asking €349,000 sits €95,605 (27.4%) above — overpriced versus fair value.
Asking €349,000 versus the avenida Álvaro Cunhal area baseline of €341,353 (€1,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 40 · Economic 30 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
avenida Álvaro Cunhal
Area baseline €341,353 + condition -€25,172 + location -€5,685 = modelled fair value of €253,395 (€1,416/m²), a €95,605 (27.4%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Álvaro Cunhal | Subject | €349,000 | €1,950 | — | 65 | 45 |
| São Domingos e Vale de Água · 82c6d2 | Active | €570,000 | €6,000 | 207.7% | — | 46 |
| Cercal · 4bbd74 | Active | €375,000 | €2,315 | 18.7% | 70 | 48 |
| Porto Covo · 25f8bd | Active | €850,000 | €2,623 | 34.6% | — | 43 |
| Porto Covo · 38bb7f | Active | €875,000 | €7,000 | 259.0% | 52 | 48 |
| Median comp | €710,000 | €4,312 | 121.1% | 61 | 47 |
Long-term rental The property is overpriced at €349,000, compared to a fair value of €253,395, indicating a significant gap that diminishes the potential for long-term rental returns. With a gross yield of 5.7% and a low neighborhood rating of 45/100, investors may find returns less attractive given the local economic reliance on agriculture and tourism. Short-term vacation rental Investing in this property for short-term vacation rental purposes is not advisable due to its overpriced status, with a valuation gap of 27.4%. Furthermore, the subpar condition rating of 66/100 coupled with limited amenities in the rural area suggests a challenging market environment for this strategy. Not ideal for: The property is unsuitable for both student housing and the luxury market due to its pricing above fair value and the neighborhood's low rating, which may deter potential tenants or buyers looking for quality. In a rural setting near the Alentejo coastline, the economic limitations further restrict opportunities in these sectors.
Economic Instability Risk With an Economic Stability score of 30/100, there is a significant risk of economic downturn affecting property values and rental income potential. This low score suggests a challenging economic environment that could lead to increased vacancy rates and lower tenant quality.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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