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, 4-bathroom country_house of 170 m². Located Cercal parish, Santiago do Cacém municipality, Setúbal district. This estate features a climate-controlled wine cellar and a spacious landscaped garden with a large saltwater pool, perfect for leisure and entertaining in a serene setting.
The valuation. The property is listed at €1,480,000, which is 133.4% above its fair value of €634,140. This significant markup raises concerns about its current market positioning as overpriced.
Fair value modelled at €634,140 from 6 comparable sales in the area. Asking €1,480,000 sits €845,860 (133.4%) above — overpriced versus fair value.
Asking €1,480,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €527,931 (€3,105/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €527,931, adjusted for condition and micro-location, gives a modelled fair value of €634,140 (€3,730/m²), a €845,860 (133.4%) gap versus the €1,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 57fa6f | Subject | €1,480,000 | €8,706 | — | 73 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · de0bcf | Active | €1,950,000 | €5,432 | 37.6% | 85 | 45 |
| Cercal · 5ed066 | Active | €389,700 | €2,581 | 70.4% | 72 | 48 |
| Porto Covo · 15e275 | Active | €1,495,000 | €5,980 | 31.3% | 75 | 46 |
| Porto Covo · 956cfb | Active | €1,200,000 | €2,824 | 67.6% | 72 | 40 |
| Median comp | €1,347,500 | €4,128 | 52.6% | 74 | 46 |
Long-term rental This property is overpriced by 133.4% compared to its fair value, making it an unviable option for long-term rental investment despite its decent condition score of 79/100. With a yield of 0% gross and a low neighborhood rating of 48/100, the potential for attracting reliable tenants is significantly diminished. Buy-and-hold Given the significant gap between the listing price and fair value, this property does not represent a sound buy-and-hold investment opportunity. The lack of appreciation potential, exacerbated by the low neighborhood quality and amenities, raises concerns about future returns on this asset.
Economic Instability Risk The property is subject to economic volatility, indicated by a low economic stability score of 35/100, which may lead to decreased demand and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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