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 country_house of 182 m², built in 2007, energy rating C. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property boasts a spacious outdoor pool area surrounded by landscaped gardens and fruit trees, ideal for relaxation and entertaining in a serene environment.
The valuation. The asking price of €1,380,000 is significantly above the fair value of €392,648, representing a markup of €987,352 (251.5%). This property is consequently overpriced.
Fair value modelled at €392,648 from 6 comparable sales in the area. Asking €1,380,000 sits €987,352 (251.5%) above — overpriced versus fair value.
Asking €1,380,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €304,958 (€1,676/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €304,958, adjusted for condition and micro-location, gives a modelled fair value of €392,648 (€2,157/m²), a €987,352 (251.5%) gap versus the €1,380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 3a7225 | Subject | €1,380,000 | €7,582 | — | 73 | 50 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 69.5% | 65 | 39 |
| Cercal · 9375c5 | Active | €395,000 | €3,559 | 53.1% | — | 45 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 74.3% | 70 | 48 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 74.3% | 65 | 45 |
| Median comp | €362,000 | €2,133 | 71.9% | 65 | 45 |
Long-term rental The property at €1,380,000 is drastically overpriced compared to the fair value of €392,648, resulting in a staggering gap of 251.5%. With a low yield of 1.5% and limited amenities in the rural area, the investment is unlikely to generate attractive returns over a long holding period. Buy-and-hold At a listing price of €1,380,000, this investment is overpriced when compared to its fair value of €392,648, leading to a 251.5% discrepancy. The combination of a low yield of 1.5% and a neighborhood rating of 50/100 suggests that holding this property for appreciation will likely underperform relative to more economically stable investments.
Economic Vulnerability The economic stability score of 40/100 indicates a heightened risk of market fluctuations, potentially affecting rental income 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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