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, 2-bathroom apartment of 78 m². Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. This apartment features a modern kitchen equipped with high-end appliances and a spacious living area that seamlessly integrates with the outdoor space, enhancing the overall living experience.
The valuation. The asking price of €310,000 is significantly above fair value, which is estimated at €136,717, resulting in an inflated premium of €173,283 (55.9%). The property is deemed overpriced. Buy-to-flip angle. A buy-to-flip strategy may not be ideal given the high asking price; potential resale could be challenging unless substantial renovations increase market appeal. Buy-to-let angle. The apartment offers a gross yield of 3.1%, generating approximately €801 per month in rental income which is relatively modest for long-term investment but could be viable for steady cash flow.
Fair value modelled at €136,717 from the area baseline, adjusted for condition and location. Asking €310,000 sits €173,283 (55.9%) above — overpriced versus fair value.
Asking €310,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €164,424 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal
Area baseline €164,424 + condition +€5,241 + location -€2,683 = modelled fair value of €136,717 (€1,753/m²), a €173,283 (55.9%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 93891a | Subject | €310,000 | €3,974 | — | 80 | 45 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · dee60d | Active | €250,000 | €3,623 | 8.8% | — | 46 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bbe19 | Active | €160,000 | €2,667 | 32.9% | 60 | 47 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 001992 | Active | €750,000 | €3,947 | 0.7% | 78 | 44 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · d7a3dd | Active | €495,500 | €5,216 | 31.2% | 68 | 48 |
| Median comp | €372,750 | €3,785 | 4.8% | 68 | 47 |
Long-term rental This property presents limited potential for long-term rental profitability due to its overpriced listing at €310,000, far exceeding the fair value of €136,717. With a gross yield of only 3.1% and a neighborhood rating of 45/100, it is unlikely to attract reliable tenants seeking value. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky, given its 55.9% gap from fair value indicating overpricing. Moreover, the rural location with an agricultural focus raises concerns about appreciation potential and tenant demand in the long term. Value-add renovation Although a value-add renovation strategy could enhance the property, the current asking price is considerably above its fair value, making initial investment returns suspect. The existing condition rating of 79/100 provides some promise, but the hefty price tag limits upside potential after renovations are factored in.
Economic Vulnerability The property faces significant risk due to its low economic stability score of 35/100, indicating a potentially unstable market environment that could affect rental demand and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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