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.
4-bedroom, 3-bathroom house of 132 m², built in 2006, energy rating D. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. This property includes a spacious patio with a pergola and ample space for outdoor dining, ideal for entertaining during warm months and accommodating a removable pool.
The valuation. The asking price of €389,700 sits €66,590 or 20.6% above the fair value of €323,110, indicating that this property is overpriced. This discrepancy should be carefully considered by potential investors.
Fair value modelled at €323,110 from 6 comparable sales in the area. Asking €389,700 sits €66,590 (20.6%) above — overpriced versus fair value.
Asking €389,700 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €249,029 (€1,887/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €249,029, adjusted for condition and micro-location, gives a modelled fair value of €323,110 (€2,448/m²), a €66,590 (20.6%) gap versus the €389,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · a808cc | Subject | €389,700 | €2,952 | — | 73 | 45 |
| Cercal · 5ed066 | Active | €389,700 | €2,581 | 12.6% | 72 | 48 |
| Cercal · 3a7225 | Active | €1,380,000 | €7,582 | 156.8% | 73 | 50 |
| Cercal · a805c0 | Active | €1,380,000 | €8,118 | 175.0% | 74 | 46 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 34.0% | 70 | 48 |
| Median comp | €884,850 | €5,082 | 72.1% | 73 | 48 |
Long-term rental Given the property’s high listing price of €389,700 and a fair value of only €323,110, it presents a significant 20.6% gap that indicates it is overpriced for long-term rental potential. Additionally, with a gross yield of 0% and a mediocre neighborhood score of 45/100, the investment lacks appealing tenant demand in the rural context of Cercal. Family rental While the property could serve families given its size, the €389,700 asking price is excessive compared to the fair value of €323,110, resulting in an overvaluation that diminishes its attractiveness for family rentals. The neighborhood’s rating of 45/100 raises concerns about the quality of life for families looking to settle in the area, further questioning the viability of the investment.
Economic Vulnerability With an economic stability score of 40/100, there is a heightened risk of fluctuating local market conditions impacting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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