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, 2-bathroom house of 70 m², built in 1964. Located São Domingos e Vale de Água parish, Santiago do Cacém municipality, Setúbal district. This property features a private yard with additional storage, ideal for outdoor activities and maintenance supplies, within a serene village environment close to nature and essential amenities.
The valuation. The asking price of €195,000 is significantly above the fair value of €94,672, representing an overpricing of €100,328 (51.5%). This discrepancy raises concerns about the property's alignment with market expectations.
Fair value modelled at €94,672 from the area baseline, adjusted for condition and location. Asking €195,000 sits €100,328 (51.5%) above — overpriced versus fair value.
Asking €195,000 versus the São Domingos e Vale de Água, Santiago do Cacém, Setúbal area baseline of €143,990 (€2,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 53 · Materials 60 · Room dimensions 57). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 42/100 (Housing Market 35 · Amenities 45 · Economic 30 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
São Domingos e Vale de Água, Santiago do Cacém, Setúbal
Area baseline €143,990 + condition -€21,875 + location -€3,853 = modelled fair value of €94,672 (€1,352/m²), a €100,328 (51.5%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos e Vale de Água · 6fbe26 | Subject | €195,000 | €2,786 | — | 53 | 42 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 25f636 | Active | €525,000 | €5,833 | 109.4% | — | 50 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 27.7% | — | 45 |
| São Domingos e Vale de Água · 82c6d2 | Active | €570,000 | €6,000 | 115.4% | — | 46 |
| São Domingos e Vale de Água · 0dcf97 | Active | €689,000 | €4,445 | 59.6% | 48 | 39 |
| Median comp | €547,500 | €5,139 | 84.5% | 48 | 46 |
Long-term rental This property is overpriced by 51.5% compared to its fair value, making it a poor candidate for long-term rental investment. With a gross yield of 0% and a subpar neighborhood rating of 42/100, the potential for generating rental income is severely limited. Buy-and-hold Given its significant overvaluation, this property is not suitable for a buy-and-hold strategy considering the immense gap from its fair value of €94,672. The condition rating of 55/100 further complicates the prospects of appreciation in an area characterized by basic infrastructure and limited amenities.
Low Economic and Tenant Stability Risk The property faces significant risks due to a low economic stability score of 30/100 and a tenant stability score of 40/100, indicating potential issues with consistent rental income and tenant retention.
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