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, 2-bathroom house of 112 m², energy rating E. Located on largo 20 de Junho, Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property boasts a generous kitchen layout with an independent laundry area and a pleasant private patio accessible from two bedrooms, offering outdoor relaxation in a compact setting.
The valuation. The asking price of €400,000 stands €77,253 (23.9%) above the fair value of €322,747, indicating the property is overpriced. This discrepancy suggests potential struggles in achieving an acceptable return on investment.
Fair value modelled at €322,747 from 6 comparable sales in the area. Asking €400,000 sits €77,253 (23.9%) above — overpriced versus fair value.
Asking €400,000 versus the largo 20 de Junho area baseline of €323,202 (€2,886/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €323,202, adjusted for condition and micro-location, gives a modelled fair value of €322,747 (€2,882/m²), a €77,253 (23.9%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo 20 de Junho | Subject | €400,000 | €3,571 | — | 35 | 46 |
| Santo André · 4a44ac | Active | €1,300,000 | €5,372 | 50.4% | — | 46 |
| rua das Camarinhas, 10 | Active | €295,000 | €3,207 | 10.2% | 68 | 44 |
| avenida de Sines S / N | Active | €450,000 | €2,557 | 28.4% | — | 39 |
| Santo André · 99f50c | Active | €340,000 | €2,446 | 31.5% | — | 47 |
| Median comp | €395,000 | €2,882 | 19.3% | 68 | 45 |
Long-term rental The property at €400,000 presents a gross yield of 3.2%, which does not justify its pricing when considering the fair value of €322,747, indicating it is overpriced. The local economy, primarily agricultural, suggests limited tenant quality and stability for long-term rental prospects in this area. Buy-and-hold With a current gap of 23.9% above fair value, the €400,000 asking price is too high for a buy-and-hold strategy, suggesting poor long-term capital appreciation potential. Given the condition rating of 39/100 and a subpar neighbourhood score of 46/100, the investment is unlikely to provide the returns requisite for sustainability over time. Family rental Despite the potential for family rentals in the region, the property's high valuation of €400,000, well above its fair value of €322,747, raises concerns about attractiveness and affordability for families. Furthermore, the low condition rating and mediocre neighbourhood quality highlight significant risks for sustaining occupancy in a family rental context.
Economic Vulnerability With an economic stability score of 35/100, there is a significant risk associated with potential economic downturns impacting tenant demand and rental income. Tenant Vulnerability Although the tenant stability score is higher at 60/100, the relatively low economic score indicates a precarious situation that could lead to increased vacancy rates or financial instability among tenants, affecting overall property performance.
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