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.
5-bedroom, 2-bathroom house of 120 m², energy rating B. Located on rua Manuel da Fonseca, 71, Ermidas-Sado parish, Santiago do Cacém municipality, Setúbal district. Outdoor features: The property boasts a beautifully designed pool area and a garden with fruit trees, enhancing the outdoor living experience and providing a serene environment for relaxation.
The valuation. The asking price of €546,000 exceeds the fair value of €235,610 by €310,390, resulting in a significant overvaluation of 131.7%. Given this disparity, the property is not a viable investment option.
Fair value modelled at €235,610 from 6 comparable sales in the area. Asking €546,000 sits €310,390 (131.7%) above — overpriced versus fair value.
Asking €546,000 versus the rua Manuel da Fonseca, 71 area baseline of €201,673 (€1,681/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €201,673, adjusted for condition and micro-location, gives a modelled fair value of €235,610 (€1,963/m²), a €310,390 (131.7%) gap versus the €546,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Manuel da Fonseca, 71 | Subject | €546,000 | €4,550 | — | 74 | 43 |
| avenida Manuel Joaquim Pereira, 73 | Active | €395,000 | €1,927 | 57.7% | 75 | 42 |
| rua 32 | Active | €250,000 | €3,165 | 30.4% | 58 | 46 |
| rua Cidade, 86 | Active | €300,000 | €2,000 | 56.0% | 70 | 53 |
| rua Seis, 1 | Active | €305,000 | €610 | 86.6% | 68 | 43 |
| Median comp | €302,500 | €1,964 | 56.8% | 69 | 45 |
Long-term rental This property is overpriced at €546,000 compared to a fair value of €235,610, resulting in a significant gap of 131.7%. With a gross yield of 0% and a neighborhood score of 43/100, the potential for stable long-term rental income is severely limited. Buy-and-hold Investing in this property for the long-term is not advisable given its current pricing at €546,000 and fair value of €235,610, which indicates it is overpriced by 131.7%. The limited economic activity in the rural area and a neighborhood rating of 43/100 suggest poor prospects for appreciation over time. Value-add renovation While value-add renovation can often create increased equity, this property is priced at €546,000 versus a fair value of €235,610, indicating it is overpriced by 131.7%. The existing condition score of 77/100 offers some renovation potential, but the lack of economic diversity in the area raises doubts about the return on investment after improvements.
Economic Instability With an economic stability score of 35/100, the property faces a high risk of economic downturns affecting tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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