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, 1-bathroom house of 92 m², energy rating F. Located on rua das Camarinhas, 10, Santo André parish, Santiago do Cacém municipality, Setúbal district. This property features a private yard perfect for outdoor leisure activities, and is located just minutes from some of the most beautiful beaches on the Alentejo Coast.
The valuation. The asking price of €295,000 is €21,386 (7.8%) above the fair value of €273,614, which indicates the property is priced correctly but may lack immediate appeal for value-seeking investors. Buy-to-flip angle. A buy-to-flip strategy could involve minor renovations to modernize dated furnishings, potentially enhancing resale value in a rural area with agricultural focus. Buy-to-let angle. Given the 5.4% gross yield, renting the property at an estimated €1,328/month could provide stable long-term income, benefiting from low local crime rates despite limited educational opportunities.
Fair value modelled at €273,614 from 6 comparable sales in the area. Asking €295,000 sits €21,386 (7.8%) above — overpriced versus fair value.
Asking €295,000 versus the rua das Camarinhas, 10 area baseline of €262,831 (€2,857/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €262,831, adjusted for condition and micro-location, gives a modelled fair value of €273,614 (€2,974/m²), a €21,386 (7.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Camarinhas, 10 | Subject | €295,000 | €3,207 | — | 68 | 44 |
| Santo André · 86cd64 | Active | €550,000 | €2,444 | 23.8% | 68 | 48 |
| Santo André · 49b825 | Active | €390,000 | €3,391 | 5.8% | 65 | 46 |
| Santo André · 0dcfa8 | Active | €950,000 | €8,559 | 166.9% | — | 46 |
| avenida de Sines S / N | Active | €450,000 | €2,557 | 20.3% | — | 39 |
| Median comp | €500,000 | €2,974 | 7.3% | 67 | 46 |
Long-term rental This property offers a gross yield of 5.4%, which aligns well with the demand for rural housing in the region. However, the neighbourhood's score of 44 out of 100 indicates potential challenges in tenant quality and amenities, making sustainable long-term rental prospects more cautious than promising. Value-add renovation With a current condition rating of 65 out of 100, there is room for improvement that could increase property value and yield. However, as the gap to fair value is only 7.8%, any planned renovations should be approached carefully to ensure they don't exceed the market's pricing capacity, which currently stands at €295,000. Not ideal for short-term vacation rental Given the rural context and low neighbourhood rating of 44, this property is unlikely to attract high-demand short-term vacation renters. Additionally, the limited amenities of the area further diminish the viability of a short-term rental investment strategy. Not ideal for student housing The rural location and limited educational opportunities make this property an unsuitable option for student rentals. Moreover, the neighbourhood's overall low livability score of 44 suggests challenges in attracting a student demographic. Not ideal for the luxury market Given its pricing at €295,000 and the fair value determination, this property does not align with typical luxury market expectations. The agricultural focus of the region and low neighbourhood amenities further detract from potential luxury appeal.
Economic and Tenant Instability The economic stability score of 40/100 and tenant stability score of 50/100 indicate a significant risk of fluctuating rental income and potential vacancies due to the unstable environment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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