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 50 m², built in 1970. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. This property boasts expansive outdoor space that offers direct access to the breathtaking views of both golden cork oaks and the shimmering Atlantic Ocean.
The valuation. The asking price of €1,275,000 is significantly above the fair value of €51,469, representing an excessive premium of €1,223,531 (96.0%). This property is clearly overpriced and may deter serious investment. Buy-to-flip angle. Given its condition rating of 43/100 and basic finishes, a buy-to-flip strategy might involve making modest renovations to increase attractiveness, but the high acquisition cost could limit profit potential. Resale might be challenging at this price point. Buy-to-let angle. With a gross yield of 0%, this property may not generate rental income, making it an unappealing option for long-term rental or family accommodation. The rural location may limit tenant interest, impacting overall viability.
Fair value modelled at €51,469 from the area baseline, adjusted for condition and location. Asking €1,275,000 sits €1,223,531 (96.0%) above — overpriced versus fair value.
Asking €1,275,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €95,350 (€1,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 (Condition 40 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 42/100 (Housing Market 35 · Amenities 50 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Cercal, Santiago do Cacém, Setúbal
Area baseline €95,350 + condition -€25,391 + location -€2,541 = modelled fair value of €51,469 (€1,029/m²), a €1,223,531 (96.0%) gap versus the €1,275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 911713 | Subject | €1,275,000 | €25,500 | — | 40 | 42 |
| Cercal · 1e606f | Active | €250,000 | €2,336 | 90.8% | — | 49 |
| São Domingos e Vale de Água · 0dcf97 | Active | €689,000 | €4,445 | 82.6% | 48 | 39 |
| Cercal · 956eda | Active | €120,000 | €2,000 | 92.2% | — | 52 |
| rua Cabeça da Cabra | Active | €1,600,000 | €15,238 | 40.2% | — | 38 |
| Median comp | €469,500 | €3,391 | 86.7% | 48 | 44 |
Long-term rental The property is overpriced, as it is assessed at €1,275,000 while fair value is only €51,469, indicating a 96% gap which makes it an impractical investment for stable rental income. Additionally, with a gross yield of 0% and a neighborhood condition rating of 42/100, the property does not present a favorable long-term rental opportunity. Family rental At a listing price of €1,275,000, this property is significantly overpriced compared to the fair value of €51,469, resulting in a 96% gap that undermines its potential for family rental. Coupled with a neighborhood rating of only 42/100 and a condition score of 43/100, the property lacks desirable characteristics for attracting families seeking rental housing.
High Economic Instability With an Economic Stability score of 35/100, there is a significant risk that the property may face declining demand and rental income fluctuations due to potential economic downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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