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 179 m², built in 1995, energy rating E. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property includes two functional kitchens ideal for entertaining, and the spacious outdoor area provides ample room for gardening or recreation. Location Advantage: Just 15 minutes from stunning beaches.
The valuation. The asking price of €349,000 is €77,370 (22.2%) above the fair value of €271,630, indicating that the property is overpriced. This discrepancy warrants careful consideration before an investment decision is made.
Fair value modelled at €271,630 from the area baseline, adjusted for condition and location. Asking €349,000 sits €77,370 (22.2%) above — overpriced versus fair value.
Asking €349,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €368,203 (€2,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Cercal, Santiago do Cacém, Setúbal
Area baseline €368,203 + condition -€10,348 + location -€2,274 = modelled fair value of €271,630 (€1,517/m²), a €77,370 (22.2%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 956e74 | Subject | €349,000 | €1,950 | — | 70 | 48 |
| Cercal · 4bbd74 | Active | €375,000 | €2,315 | 18.7% | 70 | 48 |
| São Domingos e Vale de Água · 82c6d2 | Active | €570,000 | €6,000 | 207.7% | — | 46 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 82.5% | — | 45 |
| Porto Covo · 25f8bd | Active | €850,000 | €2,623 | 34.6% | — | 43 |
| Median comp | €482,500 | €3,091 | 58.5% | 70 | 46 |
Long-term rental The property is overpriced at €349,000 compared to its fair value of €271,630, indicating a significant gap of 22.2%. With a gross yield of only 5.8% and a neighbourhood score of 48/100, the investment does not offer sufficient returns for long-term rental purposes. Family rental At €349,000, the house is above the fair value benchmark, which undermines its attractiveness for family rentals. The home is situated in a rural area with limited amenities and a low neighbourhood rating, posing challenges for attracting quality tenants and retaining them long-term.
Low Economic Stability Risk The economic stability score of 35/100 indicates a significant risk of declining property values and potential tenant turnover in the area.
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