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.
4-bedroom, 3-bathroom house of 151 m², built in 2006, energy rating D. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property boasts a spacious paved patio equipped with a pergola and outdoor dining area, perfect for entertaining or enjoying the serene surroundings of Cercal do Alentejo.
The valuation. The asking price of €389,700 is significantly below the fair value of €564,446, presenting an opportunity with a difference of €174,746 (31.0%). This property can be viewed as a promising investment. Buy-to-flip angle. With strategic renovations, this property can be targeted for resale at a higher price, leveraging the existing high-quality materials. The goal would be to capitalize on the rural coastal market's seasonal demand. Buy-to-let angle. A gross yield of 6% is achievable, translating to an estimated rental income of €1,948 per month. This aligns well with a buy-and-hold strategy in a mixed neighborhood influenced by seasonal tourism and local agriculture.
Fair value modelled at €564,446 from 6 comparable sales in the area. Asking €389,700 sits €174,746 (31.0%) below — the upside to fair value.
Asking €389,700 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €474,920 (€3,145/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €474,920, adjusted for condition and micro-location, gives a modelled fair value of €564,446 (€3,738/m²), a €174,746 (31.0%) gap versus the €389,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 5ed066 | Subject | €389,700 | €2,581 | — | 72 | 48 |
| Cercal · 3a7225 | Active | €1,380,000 | €7,582 | 193.8% | 73 | 50 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 24.5% | 70 | 48 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 24.5% | 65 | 45 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 10.3% | 65 | 39 |
| Median comp | €362,000 | €2,133 | 17.4% | 68 | 47 |
Long-term rental The property presents an attractive opportunity for long-term rental investment, with a fair value gap of 31.0% indicating it is significantly underpriced. The gross yield of 6% suggests solid returns, especially in the context of a rural coastal area that may benefit from seasonal tourism. Buy-and-hold This property is suitable for a buy-and-hold strategy, as its fair value is €564,446 while being listed at €389,700, thus presenting a notable appreciation potential over time. With a condition score of 74/100, it can appeal to families seeking stable living in a location with primarily agricultural employment. Not ideal for Given its location and current condition, this property is not ideal for student housing or short-term vacation rentals, which typically require higher tenant quality and amenities in more metropolitan areas. Additionally, its characteristics do not align with the luxury market's demands, thus limiting versatility in this segment.
Economic Vulnerability The property is at risk due to a low economic stability score of 40/100, indicating potential challenges in maintaining consistent 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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