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.
3-bedroom, 2-bathroom country_house of 311 m², energy rating A. Located on rua da Azinhaga, 939, Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The estate includes two functional boreholes with a depth of 80 meters, ensuring total autonomy for water supply and enhancing the property’s sustainability appeal.
The valuation. The asking price of €1,950,000 is significantly above the fair value of €1,730,536, making it overpriced by €219,464 (12.7%). This highlights a misalignment with the current market conditions.
Fair value modelled at €1,730,536 from 6 comparable sales in the area. Asking €1,950,000 sits €219,464 (12.7%) above — overpriced versus fair value.
Asking €1,950,000 versus the rua da Azinhaga, 939 area baseline of €1,500,907 (€4,826/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,500,907, adjusted for condition and micro-location, gives a modelled fair value of €1,730,536 (€5,564/m²), a €219,464 (12.7%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Azinhaga, 939 | Subject | €1,950,000 | €6,270 | — | 75 | 45 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4a804a | Active | €2,980,000 | €14,900 | 137.6% | 62 | 44 |
| Porto Covo · ba5b9e | Active | €850,000 | €5,667 | 9.6% | 80 | 40 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bb8c0 | Active | €650,000 | €5,462 | 12.9% | 74 | 42 |
| Cercal · 8ee888 | Active | €375,000 | €7,500 | 19.6% | 73 | 45 |
| Median comp | €750,000 | €6,584 | 5.0% | 74 | 43 |
Long-term rental This property is overpriced at €1,950,000, significantly exceeding the fair value of €1,730,536, resulting in a gap of 12.7%. With a gross yield of 0% and a low neighbourhood quality score of 45/100, it presents substantial risk for long-term rental investment. Buy-and-hold Given its listing price of €1,950,000, which is 12.7% above fair value, this investment strategy is questionable at best. Coupled with its 78/100 condition rating and a negligible rental yield, potential appreciation may not justify the current high cost for holding mid to long-term.
Low Economic Stability Risk The low Economic stability score of 35/100 indicates a higher likelihood of economic downturns affecting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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