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.
4-bedroom, 3-bathroom villa of 359 m². Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. Distinctive Feature: This villa's 9 hectares of protected land includes a private cork oak wood and a centenarian olive grove, offering a unique opportunity for organic farming and serene nature walks. Additional Highlight: The panoramic pool provides stunning sunset views over the Alentejo plains, enhancing the outdoor living experience.
The valuation. The asking price of €1,950,000 is significantly above the fair value of €650,005, indicating an overvaluation of €1,299,995 (66.7%). This misalignment suggests a lack of financial viability for potential investors.
Fair value modelled at €650,005 from the area baseline, adjusted for condition and location. Asking €1,950,000 sits €1,299,995 (66.7%) above — overpriced versus fair value.
Asking €1,950,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €756,772 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 85 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 50 · 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 €756,772 + condition +€44,875 + location -€12,350 = modelled fair value of €650,005 (€1,811/m²), a €1,299,995 (66.7%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · de0bcf | Subject | €1,950,000 | €5,432 | — | 85 | 45 |
| São Domingos e Vale de Água · 956a00 | Active | €480,000 | €5,106 | 6.0% | 75 | 40 |
| avenida Dom Nuno Álvares Pereira | Active | €380,000 | €2,923 | 46.2% | 72 | 53 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bb8c0 | Active | €650,000 | €5,462 | 0.6% | 74 | 42 |
| Santo André · 49b825 | Active | €390,000 | €3,391 | 37.6% | 65 | 46 |
| Median comp | €435,000 | €4,249 | 21.8% | 73 | 44 |
Long-term rental The 4-bed villa in Santiago do Cacém is overpriced at €1,950,000, significantly exceeding its fair value of €650,005. With a gross yield of 0%, this property is unlikely to generate a return in a neighbourhood rated only 45/100. Buy-and-hold While the villa has a solid condition rating of 86/100, the substantial gap from its fair value indicates that it is an overpriced asset. Additionally, the surrounding area’s agricultural focus and lack of amenities limit potential long-term appreciation.
Economic Instability Risk The low economic stability score of 35/100 indicates a heightened risk of adverse economic conditions that could impact property values and rental income.
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