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 country_house of 94 m², energy rating E. Located São Domingos e Vale de Água parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property features a traditional Alentejo tank, creating a unique relaxation area complemented by various fruit trees and a small olive grove for added rural charm.
The valuation. The asking price of €480,000 is significantly above the fair value of €161,822, resulting in an overvaluation of €318,178 (66.3%). This indicates a mismatch between market expectations and property worth.
Fair value modelled at €161,822 from the area baseline, adjusted for condition and location. Asking €480,000 sits €318,178 (66.3%) above — overpriced versus fair value.
Asking €480,000 versus the São Domingos e Vale de Água, Santiago do Cacém, Setúbal area baseline of €198,152 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 40/100 (Housing Market 40 · Amenities 35 · Economic 35 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
São Domingos e Vale de Água, Santiago do Cacém, Setúbal
Area baseline €198,152 + condition +€6,609 + location -€6,467 = modelled fair value of €161,822 (€1,722/m²), a €318,178 (66.3%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Domingos e Vale de Água · 956a00 | Subject | €480,000 | €5,106 | — | 75 | 40 |
| avenida Dom Nuno Álvares Pereira | Active | €380,000 | €2,923 | 42.8% | 72 | 53 |
| São Domingos e Vale de Água · 82c6d2 | Active | €570,000 | €6,000 | 17.5% | — | 46 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · de0bcf | Active | €1,950,000 | €5,432 | 6.4% | 85 | 45 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bb8c0 | Active | €650,000 | €5,462 | 7.0% | 74 | 42 |
| Median comp | €610,000 | €5,447 | 6.7% | 74 | 46 |
Long-term rental The property at €480,000 is overpriced compared to the fair value of €161,822, indicating limited potential for long-term rental profitability in a rural area with low tenant quality. With a gross yield of 0% and a neighborhood rating of only 40/100, this investment lacks the necessary financial appeal for sustained rental income. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable due to its significant gap from fair value at 66.3% and an unattractive neighborhood score. Given the limited economic diversification and potential for property appreciation, the high entry price makes this a questionable long-term investment option.
High Tenant Turnover Risk The low tenant stability score of 40/100 indicates a significant likelihood of frequent tenant turnover, which can lead to increased vacancy rates and higher costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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