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 country_house of 62 m², built in 1998, energy rating E. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property includes two kitchens and a sizeable 1500 m² plot, offering potential for gardening or expansion despite its current need for maintenance.
The valuation. The asking price of €320,000 is significantly above fair value, indicating an overpriced property by €254,970 or 79.7%. This stark difference suggests limited room for negotiation or potential appreciation.
Fair value modelled at €65,030 from the area baseline, adjusted for condition and location. Asking €320,000 sits €254,970 (79.7%) above — overpriced versus fair value.
Asking €320,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €118,234 (€1,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 (Condition 40 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 34/100 (Housing Market 30 · Amenities 35 · Economic 30 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Cercal, Santiago do Cacém, Setúbal
Area baseline €118,234 + condition -€27,125 + location -€6,301 = modelled fair value of €65,030 (€1,049/m²), a €254,970 (79.7%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · be95d6 | Subject | €320,000 | €5,161 | — | 40 | 34 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 31.1% | — | 45 |
| Cercal · 911713 | Active | €1,275,000 | €25,500 | 394.1% | 40 | 42 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 62.2% | 65 | 45 |
| Cercal · 956eda | Active | €120,000 | €2,000 | 61.2% | — | 52 |
| Median comp | €372,000 | €2,780 | 46.1% | 53 | 45 |
Long-term rental The property at €320,000, with a fair value of only €65,030, is significantly overpriced by 79.7%, which makes it an unviable candidate for long-term rental investment. With a gross yield of 0% and a neighborhood rating of just 34/100, potential returns are severely limited in this remote area of Alentejo. Value-add renovation Considering the current listing price, the property does not present a financially rational opportunity for a value-add renovation strategy, given its condition rating of 47/100 and significant overpricing. The substantial gap from fair value indicates that any renovation costs would likely not justify the investment in this already overpriced property.
High Investment Risk The property is at high risk due to an economic stability score of 30/100 and a tenant stability score of 40/100, indicating potential challenges in attracting and retaining tenants, which could lead to financial 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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