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.
5-bedroom, 0-bathroom house of 204 m², built in 1987, energy rating E. Located Alvalade parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property boasts a separate outdoor lounge area with a kitchen and fireplace, perfect for entertaining, along with a backyard barbecue setup and dual solar fronts.
The valuation. The asking price of €370,000 is significantly above the fair value of €315,816, reflecting an overpricing of €54,184 (17.2%). This disparity indicates that the property is not a sound investment at its current list price.
Fair value modelled at €315,816 from 5 comparable sales in the area. Asking €370,000 sits €54,184 (17.2%) above — overpriced versus fair value.
Asking €370,000 versus the Alvalade, Santiago do Cacém, Setúbal area baseline of €298,668 (€1,464/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €298,668, adjusted for condition and micro-location, gives a modelled fair value of €315,816 (€1,548/m²), a €54,184 (17.2%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvalade · 652fe8 | Subject | €370,000 | €1,814 | — | 70 | 49 |
| Abela · 6c7a67 | Active | €1,850,000 | €2,205 | 21.6% | — | 42 |
| rua de Santiago, 19 | Active | €480,000 | €1,333 | 26.5% | 52 | 44 |
| rua Seis, 1 | Active | €305,000 | €610 | 66.4% | 68 | 43 |
| Azinheira dos Barros e São Mamede do Sádão · b32b42 | Active | €370,000 | €1,548 | 14.6% | 63 | 50 |
| Median comp | €425,000 | €1,441 | 20.6% | 63 | 44 |
Long-term rental The property in Alvalade, Santiago do Cacém, is currently overpriced, with a fair value of €315,816 compared to the listing price of €370,000. Given the limited amenities and tenant quality in the area, achieving a sustainable long-term rental yield of 0% is unlikely in the current environment. Value-add renovation Investing in renovations may enhance the property's appeal, but the starting price is still excessive at 17.2% above fair value. Given the current condition score of 72/100, significant investment would be needed to justify an improved valuation and market position, but the potential upside may face challenges due to the local economic landscape. Short-term vacation rental The property is ill-suited for short-term vacation rentals due to its overpriced status and the lack of attractive commercial infrastructure in rural Alentejo. The absence of amenities further diminishes its appeal to transient visitors, making it a poor investment choice for this strategy. Student housing With a gross yield of 0% and limited educational facilities in the area, this property is not conducive for student housing investments. Its overpriced nature, compounded by neighborhood limitations, places significant doubt on the viability of creating a student accommodation business model.
Economic Downturn Risk With an economic stability score of 35/100, there is a significant risk of economic downturn affecting the viability of rental income and property value. Understanding that tenant stability is relatively strong at 70/100, the underlying economic pressure could still lead to higher vacancies or lower rent prices, impacting overall investment return.
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