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 duplex of 104 m², built in 1994, energy rating C. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property includes a private storage unit, enhancing convenience, and benefits from a wood-burning heat recovery system for efficient heating, fostering a cozy atmosphere year-round.
The valuation. The asking price of €330,000 is significantly above the fair value of €284,762, indicating an overvaluation of €45,238 (15.9%). Investing at this price would not align with prudent financial principles. Buy-to-flip angle. A potential resale or wholesale strategy could involve investing in value-add renovations to enhance appeal, then targeting a quicker resale to maximize profit margins. Buy-to-let angle. With an estimated gross yield of 3.7% (~€1,018/month), the property could attract long-term rental income, though location challenges may limit demand and growth potential.
Fair value modelled at €284,762 from 6 comparable sales in the area. Asking €330,000 sits €45,238 (15.9%) above — overpriced versus fair value.
Asking €330,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €264,862 (€2,547/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €264,862, adjusted for condition and micro-location, gives a modelled fair value of €284,762 (€2,738/m²), a €45,238 (15.9%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 1f3499 | Subject | €330,000 | €3,173 | — | 75 | 49 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 5.5% | 75 | 39 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 38.7% | 75 | 46 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 0.1% | — | 44 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 32.3% | 65 | 48 |
| Median comp | €265,000 | €2,575 | 18.8% | 75 | 45 |
Long-term rental The 2-bed duplex in Santo André is considerably overpriced, with a fair value gap of 15.9%, which diminishes its attractiveness for long-term rental income. The gross yield of 3.7% falls below the threshold typically desired by investors in rural areas, particularly with limited tenant quality and amenities. Value-add renovation The current condition score of 79/100 suggests room for improvement; however, the property’s overpriced status at €330,000 limits the potential return on investment from any renovation efforts. Given the neighborhood's low score of 49/100 and the property’s valuation, expecting a significant increase in value post-renovation may be unrealistic in such an agricultural-focused area.
Low Economic Stability Risk The property's economic stability score of 35/100 indicates significant risk due to potential fluctuations in income and employment in the area, which could negatively impact tenant retention and overall property value.
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