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 85 m². Located Cercal parish, Santiago do Cacém municipality, Setúbal district. This property features a versatile independent cellar with a second bathroom, enhancing its functionality as a potential guest suite or storage space, while preserving its traditional character.
The valuation. The asking price of €190,000 sits €8,757 (4.8%) above the fair value of €181,243, indicating a reasonable valuation for the property. This suggests a fair investment opportunity without significant perceived markup.
Fair value modelled at €181,243 from 6 comparable sales in the area. Asking €190,000 sits €8,757 (4.8%) above — overpriced versus fair value.
Asking €190,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €121,334 (€1,427/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €121,334, adjusted for condition and micro-location, gives a modelled fair value of €181,243 (€2,132/m²), a €8,757 (4.8%) gap versus the €190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 144007 | Subject | €190,000 | €2,235 | — | 78 | 50 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 12.8% | 70 | 48 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 3.6% | 65 | 39 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 12.8% | 65 | 45 |
| Cercal · 3a7225 | Active | €1,380,000 | €7,582 | 239.2% | 73 | 50 |
| Median comp | €362,000 | €2,133 | 4.6% | 68 | 47 |
Long-term rental The property presents a fair value aligned with its market price of €190,000, resulting in a slight gap of 4.8%. With a gross yield of 6.1%, it offers a reasonable return for potential long-term tenants despite the limited economic opportunities in the regional market. Buy-and-hold While the property's price closely matches its fair value, it may still serve as a viable buy-and-hold investment, considering the stable rental yield of 6.1%. However, investors should be mindful of the neighbourhood's average amenities and tenant quality, which may impact future appreciation.
Economic Vulnerability The property has a low economic stability score of 45/100, indicating significant risk due to potential economic downturns affecting tenant demand and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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