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, 0-bathroom apartment of 99 m², energy rating D. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This apartment boasts a central location in Santo André, ensuring easy access to local shops and services, despite its dated interior and minimal upgrades.
The valuation. The asking price of €265,000 sits 94.5% above the fair value of €14,483, indicating the property is overpriced. This discrepancy raises concerns about the return on investment and market demand.
Fair value modelled at €14,483 from the area baseline, adjusted for condition and location. Asking €265,000 sits €250,517 (94.5%) above — overpriced versus fair value.
Asking €265,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €203,643 (€2,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 46 · Materials 42 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 40 · Economic 50 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €203,643 + condition -€46,406 + location -€491 = modelled fair value of €14,483 (€146/m²), a €250,517 (94.5%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 96c3f7 | Subject | €265,000 | €2,677 | — | 46 | 48 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 19.7% | 65 | 48 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 12.1% | 75 | 39 |
| Santo André · 6d51b8 | Active | €270,000 | €2,784 | 4.0% | 70 | 44 |
| Santo André · 93755c | Active | €989,000 | €8,752 | 227.0% | — | 57 |
| Median comp | €270,000 | €2,892 | 8.0% | 70 | 46 |
Long-term rental With a fair value estimate of €14,483, this property is overpriced at €265,000, resulting in a staggering 94.5% gap that indicates no potential for positive cash flow in the long-term rental market. Additionally, with a gross yield of 0% and a neighborhood score of 48/100, tenant demand is likely to be limited in this area. Value-add renovation Despite the opportunity for a value-add renovation, the current valuation of €265,000 far exceeds the fair value of €14,483, reflecting a property that is overpriced by 94.5%. Given the property's condition score of 45/100 and the low yield, the required investment to bring it up to market standards may not justify the inflated initial purchase price.
Economic and Tenant Instability Risk: With both economic and tenant stability scores at 50/100, the property faces a significant risk of fluctuating rental income and potential difficulty in attracting long-term tenants due to unstable local economic conditions.
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