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 house of 69 m², built in 1977, energy rating D. Located Ermidas-Sado parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property offers two versatile independent units, presenting an attractive dual rental potential in a high-demand village location with easy access to major transport links.
The valuation. The asking price of €220,000 is substantially above the fair value of €147,498, indicating the property is overpriced by €72,502 (33.0%). This misalignment presents a significant barrier for potential investors seeking genuine value.
Fair value modelled at €147,498 from the area baseline, adjusted for condition and location. Asking €220,000 sits €72,502 (33.0%) above — overpriced versus fair value.
Asking €220,000 versus the Ermidas-Sado, Santiago do Cacém, Setúbal area baseline of €104,535 (€1,515/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 (Condition 35 · Materials 40 · Room dimensions 40). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 30 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Ermidas-Sado, Santiago do Cacém, Setúbal
Area baseline €104,535 + condition -€39,352 + location -€3,038 = modelled fair value of €147,498 (€2,138/m²), a €72,502 (33.0%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermidas-Sado · 483d72 | Subject | €220,000 | €3,188 | — | 35 | 46 |
| rua da Liberdade | Active | €120,000 | €1,212 | 62.0% | 60 | 42 |
| rua 32 | Active | €250,000 | €3,165 | 0.7% | 58 | 46 |
| Ermidas-Sado · 090143 | Active | €169,000 | €1,457 | 54.3% | 70 | 45 |
| avenida Manuel Joaquim Pereira, 73 | Active | €395,000 | €1,927 | 39.6% | 75 | 42 |
| Median comp | €209,500 | €1,692 | 46.9% | 65 | 44 |
Long-term rental The property at €220,000 is significantly overpriced compared to its fair value of €147,498, presenting a gap of 33.0%, which may deter potential long-term tenants due to insufficient yield and quality of the area. Additionally, its low condition score of 39/100 suggests substantial renovations might be required, further diminishing its appeal in the long-term rental market. Family rental With a gross yield of just 4.3% and a neighborhood rating of 46/100, this property is not positioned well for attracting family renters, especially considering its current price point exceeds its fair value by a notable margin. The overall condition at 39/100 also indicates that families looking for a comfortable living environment may find better options elsewhere.
Economic Vulnerability The property faces significant economic risk due to a low economic stability score of 35/100, indicating a weak local economy that could lead to decreased demand and rent instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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