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 82 m² on the 1st floor, built in 1994, energy rating D. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. This property offers a charming outdoor balcony that enhances the living space and provides a nice view, ideal for relaxing during warm evenings.
The valuation. The asking price of €297,000 is significantly above fair value, which is determined at €246,000, indicating the property is overpriced by €51,000 (20.7%).
Fair value modelled at €246,000 from 5 comparable sales in the area. Asking €297,000 sits €51,000 (20.7%) above — overpriced versus fair value.
Asking €297,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €230,852 (€2,815/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €230,852, adjusted for condition and micro-location, gives a modelled fair value of €246,000 (€3,000/m²), a €51,000 (20.7%) gap versus the €297,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · a80959 | Subject | €297,000 | €3,622 | — | 78 | 42 |
| Santo André · 956ef0 | Active | €270,000 | €3,000 | 17.2% | 75 | 39 |
| Santo André · 1f3499 | Active | €330,000 | €3,173 | 12.4% | 75 | 49 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 12.5% | — | 44 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 40.7% | 65 | 48 |
| Median comp | €265,000 | €3,086 | 14.8% | 75 | 46 |
Long-term rental The property is overpriced at €297,000 compared to its fair value of €246,000, indicating a 20.7% gap that diminishes the potential returns. Given that the yield is 0% gross and the neighbourhood rating of 42/100 suggests low tenant demand, long-term rental prospects are unappealing. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its current valuation exceeding fair market expectations, with a significant 20.7% gap. The combination of an agricultural economy in a remote location and a neighbourhood rating of just 42/100 limits the potential for future property appreciation and returns on investment.
Economic decline risk With an economic stability score of 35/100, there is a significant risk of economic downturn affecting property demand and rental income forecasts.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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