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, 2-bathroom house of 60 m², built in 1937, energy rating E. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property includes a well on the grounds, enhancing its self-sufficiency for gardening, alongside expansive views that offer a tranquil rural ambiance. Unique Selling Point: The walled plot ensures privacy, with potential for significant outdoor development. Investment Potential: Given its renovation opportunities and fertile land, this house presents strong appreciation potential. Location Benefits: Just a short drive to essential services and beautiful beaches, it combines rural charm with accessibility.
The valuation. The asking price of €137,000 is significantly below fair value at €240,112, indicating that the property is underpriced by €103,112 (42.9%). This presents an attractive opportunity for potential investors. Buy-to-flip angle. The strategy involves a value-add renovation focused on updating the older fixtures in the kitchen and bathroom, which may increase resale potential by appealing to buyers looking for modern amenities. Buy-to-let angle. Given the current gross yield of 0%, focusing on long-term rental could enhance cash flow after renovations, potentially attracting tenants attracted to the rural charm of Cercal, Santiago do Cacém.
Fair value modelled at €240,112 from 6 comparable sales in the area. Asking €137,000 sits €103,112 (42.9%) below — the upside to fair value.
Asking €137,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €221,536 (€3,692/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 €221,536, adjusted for condition and micro-location, gives a modelled fair value of €240,112 (€4,002/m²), a €103,112 (42.9%) gap versus the €137,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · ab716a | Subject | €137,000 | €2,283 | — | 54 | 48 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 14.6% | 65 | 45 |
| São Domingos e Vale de Água · 82c6d2 | Active | €570,000 | €6,000 | 162.8% | — | 46 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 55.8% | — | 45 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 14.6% | 70 | 48 |
| Median comp | €372,000 | €2,755 | 20.6% | 68 | 46 |
Long-term rental The property in Cercal shows a 42.9% gap from its fair value of €240,112, indicating it is potentially a strong candidate for long-term rental investment, with the market poised for growth. Despite a gross yield of 0% and low condition and neighborhood ratings, the substantial equity upside makes it an appealing option for landlords looking for assets that could appreciate over time. Value-add renovation With a condition rating of 57/100, this property presents an opportunity for value-add renovation, potentially increasing both its rentability and market value significantly. The current listing price of €137,000 is well below fair value, suggesting that targeted improvements could yield substantial returns on investment, particularly in a rural market like Ceci where value appreciation is likely.
Economic Vulnerability The property faces a significant economic risk due to a low economic stability score of 35/100, indicating a weak local economy which could impact tenant retention and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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