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.
7-bedroom, 4-bathroom country_house of 283 m², built in 2003, energy rating D. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. This property features majestic cork oaks and centuries-old olive trees, offering a stunning natural landscape and substantial agricultural potential on a vast, well-watered plot of 2.6ha.
The valuation. The asking price of €1,000,000 exceeds the fair value of €850,848 by €149,152 (17.5%), indicating that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy may not yield significant profits due to the current market conditions and the property's high asking price. Buy-to-let angle. Considering the current gross yield is 0%, the rental income potential appears limited, which may deter investors seeking cash flow opportunities.
Fair value modelled at €850,848 from 6 comparable sales in the area. Asking €1,000,000 sits €149,152 (17.5%) above — overpriced versus fair value.
Asking €1,000,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €677,154 (€2,393/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €677,154, adjusted for condition and micro-location, gives a modelled fair value of €850,848 (€3,007/m²), a €149,152 (17.5%) gap versus the €1,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 86ccf7 | Subject | €1,000,000 | €3,534 | — | 72 | 49 |
| estrada das Cumeadas, 14 | Active | €300,000 | €3,571 | 1.1% | 72 | 45 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 8ee74c | Active | €349,000 | €1,950 | 44.8% | 70 | 55 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bbd48 | Active | €325,000 | €1,048 | 70.3% | — | 43 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 6c7848 | Active | €335,000 | €3,681 | 4.2% | 80 | 46 |
| Median comp | €330,000 | €2,761 | 21.9% | 72 | 46 |
Buy-and-hold The property is overpriced at €1,000,000, representing a 17.5% gap from its fair value of €850,848, limiting potential capital appreciation for the investor. Additionally, with a yield of 0% gross, the expected returns do not justify the high acquisition cost in this rural location with low tenant demand. Family rental Given its current listing price and poor yield, this property is poorly suited for family rental as it doesn't align with competitive market rates. Furthermore, the neighbourhood's low score of 49/100 indicates limited appeal to potential long-term tenants, making this an unfavourable investment opportunity.
High Economic Instability The economic stability score of 30/100 indicates a significant risk of fluctuating property values and potential tenant turnover due to unfavorable market conditions.
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