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 90 m², built in 1983, energy rating D. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This apartment includes access to a community garden and playground, enhancing family-friendly living amidst the convenience of urban amenities.
The valuation. The asking price of €270,000 significantly exceeds the fair value of €58,548 by €211,452, representing an overvaluation of 78.3%. This discrepancy indicates that the property is overpriced relative to market conditions.
Fair value modelled at €58,548 from the area baseline, adjusted for condition and location. Asking €270,000 sits €211,452 (78.3%) above — overpriced versus fair value.
Asking €270,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €185,130 (€2,057/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 39/100 (Housing Market 30 · Amenities 30 · Economic 30 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Santo André, Santiago do Cacém, Setúbal
Area baseline €185,130 + condition +€5,203 + location -€2,455 = modelled fair value of €58,548 (€651/m²), a €211,452 (78.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 956ef0 | Subject | €270,000 | €3,000 | — | 75 | 39 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 28.3% | 65 | 48 |
| Santo André · 6d51b8 | Active | €270,000 | €2,784 | 7.2% | 70 | 44 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 35.2% | 75 | 46 |
| Santo André · 96c3f7 | Active | €265,000 | €2,677 | 10.8% | 46 | 48 |
| Median comp | €267,500 | €2,414 | 19.5% | 68 | 47 |
Long-term rental The property is priced significantly above its fair value, making it a questionable investment for long-term rental income. With a gross yield of 4.6% and a neighbourhood score of only 39/100, the potential for tenant satisfaction and retention may be limited in this rural area. Value-add renovation Despite the current condition rating of 79/100, the substantial gap of 78.3% from fair value indicates that any renovation efforts may not yield a suitable return on investment. Given the rural context and limited amenities, the renovation strategy could further complicate profitability in an already overpriced market.
High Economic Risk The property has a low economic stability score of 30/100, indicating significant vulnerability to economic downturns which could impact rental income.
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