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, 1-bathroom apartment of 81 m², built in 1994. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This ground-floor apartment includes a storage room and is situated just minutes from the beaches of Costa Alentejana, enhancing both convenience and lifestyle appeal.
The valuation. The asking price of €299,000 is significantly above the fair value of €242,036, making the property overpriced by €56,964 or 23.5%. This discrepancy indicates limited potential for a lucrative investment. Buy-to-flip angle. An opportunity exists for a buy-to-flip strategy through a value-add renovation focused on enhancing the bathroom fixtures and overall design, aiming to attract higher offers in a competitive market. Buy-to-let angle. With a gross yield of 4.1% estimated at €1,022/month, the rental income strategy focuses on long-term leasing in a mixed neighborhood, targeting stable tenants seeking quality living in Santo André.
Fair value modelled at €242,036 from 6 comparable sales in the area. Asking €299,000 sits €56,964 (23.5%) above — overpriced versus fair value.
Asking €299,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €227,177 (€2,805/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 €227,177, adjusted for condition and micro-location, gives a modelled fair value of €242,036 (€2,988/m²), a €56,964 (23.5%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · a8065e | Subject | €299,000 | €3,691 | — | 74 | 47 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 18.7% | 75 | 39 |
| Santo André · 1f3499 | Active | €330,000 | €3,173 | 14.0% | 75 | 49 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 14.1% | — | 44 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 41.8% | 65 | 48 |
| Median comp | €265,000 | €3,086 | 16.4% | 75 | 46 |
Long-term rental The property's gross yield of 4.1% suggests limited return potential in a market where the fair value gap indicates it is overpriced at €299,000. Additionally, the neighbourhood rating of 47/100 implies tenant demand may be weaker, further complicating long-term rental viability. Value-add renovation Investing in renovations would not offset the 23.5% gap from fair value, as the property's current asking price does not align with its fair value of €242,036. Given the already inflated price, any renovation strategy would likely fail to enhance return on investment beyond the market expectation. Not ideal for The property is particularly unsuitable for short-term vacation rentals due to its rural location and lower amenities. Moreover, its lackluster ratings and pricing indicate a missed opportunity in the luxury market and amongst student housing, both of which typically demand a more vibrant and urban setting.
Economic Volatility Risk The property is located in an area with a low economic stability score (38/100), indicating potential fluctuations in market conditions that could affect rental income and property value.
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