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.
0-bedroom, 0-bathroom country_house of 108 m², built in 1959. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. Investment potential highlighted by an active Prior Information Request (PIP) for conservation and expansion, along with approximately 1,000 arrobas of harvestable cork trees on the property.
The valuation. The asking price of €950,000 is €855,302 (90.0%) above the fair value of €94,698, indicating the property is significantly overpriced. This discrepancy raises concerns regarding its investment viability. Buy-to-flip angle. Given the current condition rated at 25/100, a buy-to-flip strategy would involve substantial renovation costs to enhance property value before resale, which may not be feasible. Thus, flipping this property appears unwise. Buy-to-let angle. With an estimated gross yield of 1.2% (~€950/month), the rental income strategy is not attractive in this rural area, where limited economic diversification might pose leasing challenges and uncertain revenue.
Fair value modelled at €94,698 from the area baseline, adjusted for condition and location. Asking €950,000 sits €855,302 (90.0%) above — overpriced versus fair value.
Asking €950,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €227,664 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 (Condition 20 · Materials 25 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 41/100 (Housing Market 40 · Amenities 35 · 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 €227,664 + condition -€84,375 + location -€6,687 = modelled fair value of €94,698 (€877/m²), a €855,302 (90.0%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 483b2b | Subject | €950,000 | €8,796 | — | 20 | 41 |
| São Francisco da Serra · 95686f | Active | €960,000 | €18,113 | 105.9% | 18 | 44 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · bf27c3 | Active | €420,000 | €4,667 | 46.9% | 18 | 42 |
| Grândola e Santa Margarida da Serra · 6fb824 | Active | €450,000 | €2,980 | 66.1% | — | 44 |
| São Francisco da Serra · ba57b3 | Active | €640,000 | €2,406 | 72.6% | — | 44 |
| Median comp | €545,000 | €3,824 | 56.5% | 18 | 44 |
Long-term rental The property is overpriced at €950,000, significantly above the fair value of €94,698, resulting in a gap of 90.0%. With a gross yield of only 1.2% and a neighborhood rating of 41/100, it is unlikely to attract reliable long-term tenants in this rural area. Buy-and-hold The property’s valuation of €950,000 is excessively high compared to the fair value of €94,698, indicating an oversized investment gap of 90.0%. A low condition score of 25/100 combined with limited economic prospects in the neighbourhood makes this a risky buy-and-hold strategy. Not ideal for: This property is not suitable for student housing or positioning within the luxury market due to its rural characteristics and overall lack of amenities.
High Vacancy Risk With an economic stability score of 35/100 and tenant stability score of 50/100, the property could face increased vacancy rates and lower rental income due to a weak local economy and less reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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