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, 2-bathroom apartment of 280 m², energy rating C. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The apartment boasts a welcoming entrance hall and a well-organized laundry and pantry area, enhancing overall functionality and convenience for daily living.
The valuation. The asking price of €249,500 positions the property €342,013 (57.8%) below its fair value of €591,513, indicating a significant opportunity for buyers looking for underpriced assets in the current market.
Fair value modelled at €591,513 from 6 comparable sales in the area. Asking €249,500 sits €342,013 (57.8%) below — the upside to fair value.
Asking €249,500 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €456,908 (€1,632/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €456,908, adjusted for condition and micro-location, gives a modelled fair value of €591,513 (€2,113/m²), a €342,013 (57.8%) gap versus the €249,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 828ec1 | Subject | €249,500 | €891 | — | 68 | 47 |
| Cercal · 6fbcf5 | Active | €195,000 | €1,990 | 123.3% | 45 | 47 |
| rua Cerro da Ordem S / N | Active | €185,000 | €2,846 | 219.4% | 72 | 45 |
| Cercal · 6273e5 | Active | €164,000 | €1,624 | 82.2% | — | 46 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 159.8% | 65 | 39 |
| Median comp | €190,000 | €2,153 | 141.6% | 65 | 46 |
Long-term rental Given the significant gap between the listing price of €249,500 and the fair value of €591,513, this property presents a compelling opportunity for long-term rental in a stable market. With a neighbourhood score of 47/100, potential tenants may find the agricultural focus appealing, even if tenant quality is moderate. Buy-and-hold The 57.8% gap from fair value indicates that this 3-bed apartment in Cercal could serve as an effective buy-and-hold investment, especially considering the current pricing under market valuation. The property condition score of 71/100 suggests that with minimal improvements, it can maintain its appeal to long-term occupants in the area.
Economic volatility risk The economic stability score of 35/100 suggests a high risk of market fluctuations that could negatively impact property values and 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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