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, 3-bathroom duplex of 143 m², built in 2000, energy rating B. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Feature: This duplex boasts a spacious terrace with an awning, providing an ideal outdoor space for relaxation and entertaining, enhanced by excellent natural light and privacy.
The valuation. The asking price of €357,500 stands significantly above the fair value of €97,889, with a striking difference of €259,611 or 72.6%. This property is overpriced, making it a less attractive investment opportunity.
Fair value modelled at €97,889 from the area baseline, adjusted for condition and location. Asking €357,500 sits €259,611 (72.6%) above — overpriced versus fair value.
Asking €357,500 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €245,960 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 42/100 (Housing Market 40 · Amenities 35 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €245,960 + condition +€12,066 + location -€2,837 = modelled fair value of €97,889 (€685/m²), a €259,611 (72.6%) gap versus the €357,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 261fab | Subject | €357,500 | €2,500 | — | 78 | 42 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 22.2% | 75 | 46 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 20.0% | 75 | 39 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 14.0% | 65 | 48 |
| Santo André · 4a7e4a | Active | €598,500 | €2,920 | 16.8% | 75 | 37 |
| Median comp | €310,000 | €2,535 | 1.4% | 75 | 43 |
Long-term rental While the property has a reasonable gross yield of 4.2%, the significant gap of 72.6% from the fair value of €97,889 highlights it as overpriced. Given the limited urban amenities in the predominantly agricultural area, tenant demand may be compromised. Buy-and-hold Investing in this property for the long term is not advisable, as it is valued at €357,500 against a fair value of €97,889, indicating it is overpriced. The 42/100 rating for the neighborhood also raises concerns about long-term property appreciation and rental demand potential. Not ideal for short-term rental The property's high listing price of €357,500 compared to its fair value of €97,889 suggests it is overpriced and unsuitable for short-term rental. Additionally, its location in an area with limited amenities may deter visitors seeking a vacation rental experience. Not ideal for student housing With a fair value significantly lower than the listing price, the property is deemed overpriced, making it an unwise investment for student housing. The lack of nearby educational institutions and amenities further diminishes its appeal to potential student tenants. Not ideal for the luxury market This duplex's high asking price of €357,500 reflects its overpriced status, positioning it poorly for the luxury market segment. Coupled with the neighborhood's low rating of 42/100, it lacks the desirable features typically sought after in high-end real estate.
Economic Vulnerability The economic stability score of 40/100 indicates a heightened risk of economic downturns affecting the property's value and rental income. Tenant Instability With a tenant stability score of 50/100, the property may face higher turnover rates, impacting consistent cash flow and increasing vacancy risks.
