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, 3-bathroom house of 179 m², energy rating E. Located on rua Doutor Avelar Soares, 32, Cercal parish, Santiago do Cacém municipality, Setúbal district. Unique Outdoor Area: The property features a generous outdoor space ideal for customizing a personal retreat, offering a perfect setting for gardens, al fresco dining, or leisure activities with family and friends.
The valuation. The asking price of €349,000 sits €58,235 (14.3%) below the fair value of €407,235, indicating the property is notably underpriced. This positions the investment as an attractive opportunity for potential buyers.
Fair value modelled at €407,235 from 4 comparable sales in the area. Asking €349,000 sits €58,235 (14.3%) below — the upside to fair value.
Asking €349,000 versus the rua Doutor Avelar Soares, 32 area baseline of €331,290 (€1,851/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €331,290, adjusted for condition and micro-location, gives a modelled fair value of €407,235 (€2,275/m²), a €58,235 (14.3%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Avelar Soares, 32 | Subject | €349,000 | €1,950 | — | 70 | 42 |
| Cercal · 6273e5 | Active | €164,000 | €1,624 | 16.7% | — | 46 |
| rua do Barranco S / N | Active | €375,000 | €2,315 | 18.7% | 65 | 39 |
| Cercal · 144007 | Active | €190,000 | €2,235 | 14.6% | 78 | 50 |
| Cercal · 5ed066 | Active | €389,700 | €2,581 | 32.4% | 72 | 48 |
| Median comp | €282,500 | €2,275 | 16.7% | 72 | 47 |
Long-term rental With a gross yield of 7.6%, the 3-bed house in Cercal offers a strong return potential for long-term rental investors, especially considering it is underpriced by 14.3% relative to fair value. The low crime rates and predominantly agricultural economy in the rural setting further enhance its attractiveness to potential tenants seeking stability. Value-add renovation The current condition rating of 68/100 indicates that there is significant room for improvement through value-add renovations, which could subsequently enhance the property value beyond the assessed fair value of €407,235. By modernizing the space, investors can capitalize on potential appreciation while benefiting from the inherent 14.3% gap between listing and fair value. Short-term rental Despite the property's appealing features, the rural context and lower neighborhood rating suggest that it is not ideal for short-term rental strategies, limiting the possibility of attracting transient visitors. Investing in this segment would face challenges due to the area's agricultural focus and limited amenities crucial for short-term stays. Student housing Given the rural setting of Cercal and the absence of higher education institutions nearby, this property is not suited for the student housing market, which typically requires proximity to universities. As such, targeting this demographic would not capitalize on the asset’s strengths nor yield favorable returns. Luxury market The neighborhood's low rating of 42/100 combined with the lack of high-end amenities suggests that the property is not positioned to compete effectively in the luxury market segment. With its rural characteristics and the predominance of agricultural activity, it is unlikely to attract affluent buyers or renters looking for luxury experiences.
Economic Instability Risk Given the low economic stability score of 35/100, there is a heightened risk of fluctuations in property demand and potential rents not being sustained.
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