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, 1-bathroom apartment of 98 m², built in 1998, energy rating C. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This apartment includes a versatile attic storage room with a window, ideal for office or studio use, enhancing its functional appeal beyond standard living spaces.
The valuation. The asking price of €195,000 sits significantly above the fair value of €113,944, indicating an excessive premium of €81,056 (41.6%). This property is priced above market norms and may deter potential buyers. Buy-to-flip angle. A resale strategy would need to focus on cosmetic upgrades to appeal to buyers, but the current asking price limits profitability. Flipping could yield returns if renovations generate a significant increase in market value. Buy-to-let angle. The rental income strategy estimates a gross yield of 5.1%, with potential monthly rents around €829. However, the rural location and basic amenities could limit tenant interest and rental growth.
Fair value modelled at €113,944 from the area baseline, adjusted for condition and location. Asking €195,000 sits €81,056 (41.6%) above — overpriced versus fair value.
Asking €195,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €186,886 (€1,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 45 · Materials 50 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Cercal, Santiago do Cacém, Setúbal
Area baseline €186,886 + condition -€39,813 + location -€1,867 = modelled fair value of €113,944 (€1,163/m²), a €81,056 (41.6%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 6fbcf5 | Subject | €195,000 | €1,990 | — | 45 | 47 |
| rua Cerro da Ordem S / N | Active | €185,000 | €2,846 | 43.0% | 72 | 45 |
| Porto Covo · 82c64e | Active | €550,000 | €5,140 | 158.3% | — | 46 |
| São Domingos e Vale de Água · 0dcf97 | Active | €689,000 | €4,445 | 123.4% | 48 | 39 |
| Cercal · 956eda | Active | €120,000 | €2,000 | 0.5% | — | 52 |
| Median comp | €367,500 | €3,646 | 83.2% | 60 | 46 |
Long-term rental Given the significant gap between the listing price of €195,000 and the fair value of €113,944, this property is overpriced, making it less appealing for long-term rental investment. With a gross yield of 5.1% in a rural area where the economy is driven primarily by farming, potential returns may not justify the high purchase price. Buy-and-hold As the property is overpriced at €195,000 compared to a fair value of €113,944, a buy-and-hold strategy is questionable in terms of capital appreciation. The current yield of 5.1% does not provide sufficient incentive to invest in a property with basic amenities and a low neighborhood rating of 47/100, suggesting limited tenant demand and investment growth potential.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 55/100, this property may experience challenges in maintaining consistent occupancy levels, potentially leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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