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.
4-bedroom, 2-bathroom duplex of 119 m², energy rating D. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Highlight: The duplex features abundant natural light, enhancing the spaciousness of its living areas and bedrooms, and is located just a short distance from the beach.
The valuation. The asking price of €400,000 is significantly above the fair value of €287,165, creating a difference of €112,835 (39.3%). This property is considered overpriced in its current market state.
Fair value modelled at €287,165 from 4 comparable sales in the area. Asking €400,000 sits €112,835 (39.3%) above — overpriced versus fair value.
Asking €400,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €278,391 (€2,339/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €278,391, adjusted for condition and micro-location, gives a modelled fair value of €287,165 (€2,413/m²), a €112,835 (39.3%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 3df23e | Subject | €400,000 | €3,361 | — | 59 | 53 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 5.7% | — | 44 |
| Santo André · 96c3f7 | Active | €265,000 | €2,677 | 20.4% | 46 | 48 |
| Santo André · 99f3de | Active | €350,000 | €1,944 | 42.2% | 75 | 46 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 36.1% | 65 | 48 |
| Median comp | €262,500 | €2,414 | 28.2% | 65 | 47 |
Long-term rental The property is overpriced at €400,000 compared to its fair value of €287,165, resulting in a significant gap of 39.3%. With a gross yield of only 3.3%, the long-term rental potential does not justify the high listing price in a rural area with limited economic diversity. Value-add renovation Despite its current market price being 39.3% above fair value, investing in a value-add renovation may improve the property's attractiveness and yield. However, the existing condition rating of 57/100 and the overall neighborhood rating of 53/100 suggest that any renovation would need to address significant issues without guaranteeing a return on the high investment required. Short-term vacation rental Given that the property is priced at €400,000, which is 39.3% above fair value, it is not suitable for short-term vacation rental opportunities. The rural setting and limited amenities contribute to a less favorable market for short-term stays, making it an unsuitable investment. Student housing The current valuation of €400,000 significantly exceeds its fair value of €287,165, which positions this property as overpriced. Additionally, its location in a rural area with limited economic diversity suggests a lack of demand for student housing, further diminishing its viability as an investment strategy.
Economic Vulnerability The economic stability score of 35/100 indicates a high risk of economic downturn which may lead to increased vacancies and reduced rental income.
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