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 51 m², built in 1970, energy rating B. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. This property boasts a traditional rammed earth construction and a serene rural setting on 3,500 m² of land, perfect for cultivating a private garden or enjoying nature.
The valuation. The asking price of €375,000 significantly exceeds the fair value of €118,056, indicating a disparity of €256,944 (217.6%). This property is clearly overpriced based on current market assessments.
Fair value modelled at €118,056 from 5 comparable sales in the area. Asking €375,000 sits €256,944 (217.6%) above — overpriced versus fair value.
Asking €375,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €96,881 (€1,900/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €96,881, adjusted for condition and micro-location, gives a modelled fair value of €118,056 (€2,315/m²), a €256,944 (217.6%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · a8062e | Subject | €375,000 | €7,353 | — | 78 | 44 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 68.5% | 65 | 39 |
| Cercal · 144007 | Active | €190,000 | €2,235 | 69.6% | 78 | 50 |
| Cercal · b32bc2 | Active | €375,000 | €5,952 | 19.0% | 60 | 47 |
| Cercal · 5ed066 | Active | €389,700 | €2,581 | 64.9% | 72 | 48 |
| Median comp | €375,000 | €2,448 | 66.7% | 69 | 48 |
Buy-and-hold This investment is not suitable for a buy-and-hold strategy due to its substantial 217.6% gap from fair value, indicating a significant overvaluation. With a yield of 0% gross and a low neighbourhood score of 44/100, potential appreciation is highly questionable. Family rental The property is ill-suited for family rental purposes, given its significant overpricing reflected by the €375,000 listing compared to the €118,056 fair value. Furthermore, the neighbourhood rating of 44/100 suggests limited demand and amenity quality for families seeking stable long-term housing.
High Economic Risk The low economic stability score of 30/100 suggests potential challenges in the local economy, which could lead to decreased property value or 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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