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, 2-bathroom country_house of 200 m², built in 2008, energy rating A+. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: Monte Horizonte's commitment to environmental sustainability is highlighted by its Energy Certification A+ and as a sanctuary for local and migratory birdlife, enriching nature tourism opportunities.
The valuation. The asking price of €2,980,000 is significantly over fair value, being €2,676,131 or 89.8% above the determined fair price of €303,869. This property is clearly overpriced for its condition and market demand. Buy-to-flip angle. A buy-to-flip strategy may not yield desirable returns given the high entrance price; the market appeal in this rural setting is limited, making resale challenging. Investors may find it difficult to achieve a profitable flip. Buy-to-let angle. With a gross yield of 0% and a mix-rated neighborhood, renting the two-bedroom house presents significant risks, especially with limited local employment. Family rentals may struggle against the high asking price, necessitating deep market research.
Fair value modelled at €303,869 from the area baseline, adjusted for condition and location. Asking €2,980,000 sits €2,676,131 (89.8%) above — overpriced versus fair value.
Asking €2,980,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €421,600 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 62 · Materials 68 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 44/100 (Housing Market 35 · Amenities 40 · Economic 30 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal
Area baseline €421,600 + condition -€31,875 + location -€8,256 = modelled fair value of €303,869 (€1,519/m²), a €2,676,131 (89.8%) gap versus the €2,980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4a804a | Subject | €2,980,000 | €14,900 | — | 62 | 44 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 49b8bc | Active | €723,000 | €2,927 | 80.4% | 82 | 48 |
| Abela · 99f213 | Active | €450,000 | €2,143 | 85.6% | 38 | 40 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bb8c0 | Active | €650,000 | €5,462 | 63.3% | 74 | 42 |
| Porto Covo · ba5b9e | Active | €850,000 | €5,667 | 62.0% | 80 | 40 |
| Median comp | €686,500 | €4,195 | 71.8% | 77 | 41 |
Long-term rental The property, listed at €2,980,000, is overpriced by 89.8% compared to its fair value of €303,869, making it an unsuitable long-term rental investment. With a gross yield of 0% and a neighborhood rating of only 44/100, this investment does not align with sustainable rental income expectations. Family rental At a listing price of €2,980,000, the property significantly exceeds its fair value of €303,869, indicating an overpriced status detrimental to family rental prospects. The current condition rating of 65/100 and limited local amenities further suggest that this property will struggle to attract and retain long-term family tenants.
Economic Instability Risk The low Economic stability score of 30/100 indicates a potential risk of fluctuating market conditions that may impact the property’s value and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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