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 house of 50 m², built in 1950. Located Abela parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property includes a substantial 6.245 hectares of rustic land, ideal for agricultural use or development of a rural tourism project in a serene village setting.
The valuation. The asking price of €328,500 significantly exceeds the fair value of €168,367 by €160,133, representing 95.1%. This property is clearly overpriced based on current market conditions. Buy-to-flip angle. Given its condition rating of 57/100, a value-add renovation could improve appeal, allowing for a potential resale at a higher price post-renovation. Strategic enhancements can unlock profit through targeted buyer markets. Buy-to-let angle. With a gross yield of 0% and no rental income potential, this property may not support a buy-to-let strategy effectively. Its rural location and average condition present challenges for attracting tenants.
Fair value modelled at €168,367 from 5 comparable sales in the area. Asking €328,500 sits €160,133 (95.1%) above — overpriced versus fair value.
Asking €328,500 versus the Abela, Santiago do Cacém, Setúbal area baseline of €151,791 (€3,036/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €151,791, adjusted for condition and micro-location, gives a modelled fair value of €168,367 (€3,367/m²), a €160,133 (95.1%) gap versus the €328,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Abela · ade65b | Subject | €328,500 | €6,570 | — | 55 | 48 |
| Abela · ba57fc | Active | €950,000 | €12,338 | 87.8% | — | 44 |
| Abela · 93741d | Active | €330,000 | €3,367 | 48.7% | 70 | 43 |
| Abela · d7494e | Active | €160,000 | €2,667 | 59.4% | 40 | 49 |
| Abela · 99f213 | Active | €450,000 | €2,143 | 67.4% | 38 | 40 |
| Median comp | €390,000 | €3,017 | 54.1% | 40 | 44 |
Buy-and-hold The current listing price of €328,500 significantly exceeds the fair value of €168,367, indicating that this property is overpriced by 95.1%. Additionally, the lack of growth potential in a rural area with low tenant quality and limited amenities makes long-term ownership unappealing for investment purposes. Value-add renovation While the house may offer some opportunities for renovation, the high asking price of €328,500 against a fair value of €168,367 suggests that any improvements would not lead to sufficient returns. The property's current condition rating of 57/100 in an economically challenged area further underscores the risk involved in undertaking renovation for profit. Not ideal for luxury market This property is not suitable for the luxury market due to its overpriced status at €328,500, which does not align with the expected value in a rural area. Its overall lack of local amenities and limited market appeal make it an ill-fitting candidate for high-end investment. Not ideal for short-term rental Given the overpriced nature of this property, listed at €328,500 with a fair value of €168,367, short-term rental success would be difficult to achieve in an area with limited tourism and amenities. The anticipated income cannot justify the investment in a property with such a significant price gap. Not ideal for student housing The current listing of €328,500, far above the fair valuation, illustrates the property’s unsuitability for student housing in a region with few educational opportunities and limited economic infrastructure. Any expected returns from a student rental strategy would likely fall short due to the high upfront cost and poor neighborhood assessments.
Economic and Tenant Instability Risk The low economic stability score of 40/100 combined with a tenant stability score of 50/100 indicates a heightened risk of tenant turnover and potential difficulties in securing reliable rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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