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.
4-bedroom, 2-bathroom duplex of 119 m², energy rating D. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy features: This duplex boasts a large and very bright living room, enhancing the overall comfort and ambiance of the home, along with two spacious bedrooms featuring built-in wardrobes.
The valuation. The asking price of €400,000 is significantly above the fair value of €342,702, representing a premium of €57,298 (16.7%). This indicates that the property is overpriced for potential investors.
Fair value modelled at €342,702 from 6 comparable sales in the area. Asking €400,000 sits €57,298 (16.7%) above — overpriced versus fair value.
Asking €400,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €335,262 (€2,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €335,262, adjusted for condition and micro-location, gives a modelled fair value of €342,702 (€2,880/m²), a €57,298 (16.7%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · b3276e | Subject | €400,000 | €3,361 | — | 58 | 49 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 5.7% | — | 44 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 42.2% | 75 | 46 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 36.1% | 65 | 48 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 10.7% | 75 | 39 |
| Median comp | €265,000 | €2,575 | 23.4% | 75 | 45 |
Long-term rental The 4-bed duplex in Santo André is currently overpriced, with a listing price of €400,000 that is 16.7% above the fair value of €342,702. Given its low gross yield of 0% and a condition score of 54/100, long-term rental potential is significantly limited. Buy-and-hold Investing in this property as a buy-and-hold strategy is risky, given the current market price exceeds its fair valuation by 16.7%. The property’s low neighborhood score of 49/100 and lack of growth potential suggests that holding onto this asset could yield disappointing results in the long run.
High tenant turnover risk The low tenant stability score of 40/100 increases the likelihood of frequent vacancies and associated costs, impacting cash flow.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
