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 63 m², built in 1965. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property is set on a spacious 13,500 m² plot, offering ample opportunities for gardening or potential agricultural projects in a highly sought-after tourist region.
The valuation. The asking price of €375,000 significantly exceeds the fair value of €135,917, representing an overvaluation of €239,083 (175.9%). This discrepancy highlights that the property is overpriced in the current market.
Fair value modelled at €135,917 from 6 comparable sales in the area. Asking €375,000 sits €239,083 (175.9%) above — overpriced versus fair value.
Asking €375,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €113,039 (€1,794/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is above the parish average, lifting 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 €113,039, adjusted for condition and micro-location, gives a modelled fair value of €135,917 (€2,157/m²), a €239,083 (175.9%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · b32bc2 | Subject | €375,000 | €5,952 | — | 60 | 47 |
| Cercal · 956eda | Active | €120,000 | €2,000 | 66.4% | — | 52 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 61.1% | 65 | 39 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 67.2% | 65 | 45 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 67.2% | 70 | 48 |
| Median comp | €349,000 | €1,975 | 66.8% | 65 | 47 |
Long-term rental Given the current listing price of €375,000 against a fair value of €135,917, the property does not support a viable long-term rental strategy, especially with a yield of 0%. Additionally, the low neighborhood rating of 47/100 indicates insufficient demand for rental housing in the area, further diminishing its attractiveness for long-term tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its significant markup of 175.9% over fair value and the current rental yield of 0%. The relatively low condition score of 61/100 also suggests that ongoing maintenance and investment would be necessary, which, when combined with the overvaluation, undermines potential long-term returns. Family rental While family rentals could be a potential market if priced appropriately, this property’s excessive price of €375,000 makes it unfeasible as a family rental opportunity given its fair value of €135,917. Furthermore, the neighborhood’s low quality rating of 47/100 may deter families seeking a conducive living environment, making this strategy less viable overall.
High Vacancy Risk With an Economic Stability score of 35/100 and a Tenant Stability score of 50/100, there is a significant risk of high vacancy rates due to economic uncertainties and unstable tenant conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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