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, 3-bathroom apartment of 153 m² on the 3rd floor, built in 2024, energy rating C. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. This apartment boasts dual balconies for enhanced outdoor enjoyment and convenience, along with a dedicated office space that adds versatility to the layout.
The valuation. The asking price of €395,000 is significantly below the fair value of €485,750, making this property subpriced by €90,750 (18.7%). This presents a compelling opportunity for savvy investors looking to capitalize on its current market position.
Fair value modelled at €485,750 from 6 comparable sales in the area. Asking €395,000 sits €90,750 (18.7%) below — the upside to fair value.
Asking €395,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €369,716 (€2,416/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €369,716, adjusted for condition and micro-location, gives a modelled fair value of €485,750 (€3,175/m²), a €90,750 (18.7%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · a8057c | Subject | €395,000 | €2,582 | — | 75 | 52 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · a8edf9 | Active | €395,000 | €2,324 | 10.0% | 75 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 93891a | Active | €310,000 | €3,974 | 53.9% | 80 | 45 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · efdcbe | Active | €380,000 | €2,923 | 13.2% | 72 | 47 |
| rua do Cerro Maior, 56 | Active | €395,000 | €3,086 | 19.5% | 78 | 46 |
| Median comp | €387,500 | €3,005 | 16.4% | 77 | 47 |
Long-term rental This property presents a solid opportunity for long-term rental, given its 5.1% gross yield and significant gap to fair value of 18.7%. The condition rating of 79/100 indicates it's appealing to potential tenants seeking stability in Santiago do Cacém. Family rental The spacious 153m² layout is ideal for families, making this property well-suited for family rentals in a rural market. With a fair value of €485,750, it positions itself favorably against other local options, despite the neighbourhood score of 52/100. Value-add renovation Investing in value-add renovations could enhance the property’s attractiveness and rental yield, especially since its fair value exceeds the listing price significantly. Improving the amenities and neighborhood score could further increase its market competitiveness in Santiago do Cacém. Short-term vacation rental This property is not suitable for short-term vacation rentals due to its location in a rural area with limited tourism infrastructure. The neighbourhood's amenities and low engagement from short-term visitors may hinder profitability in this segment. Luxury market Targeting the luxury market is not feasible here, as the property’s fair value and current condition do not meet the standards typically expected in this segment. With a condition score of 79/100 and a modest listing price, it lacks the premium appeal required for luxury buyers. Student housing The property is not ideal for student housing given the rural setting and lack of nearby educational institutions. This market typically demands a vibrant, urban environment which Santiago do Cacém does not provide.
Economic Decline Risk: With an economic stability score of 35/100, there is a significant risk of declining property values and rental demand due to unfavorable conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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