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 93 m² on the 2nd floor, energy rating G. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This apartment includes double-glazed windows for enhanced energy efficiency and a storage room for convenient organization of personal belongings.
The valuation. The asking price of €300,000 is slightly above the fair value of €276,872, representing a difference of €23,128 (8.4%). Thus, the property sits at a fair price considering the current market conditions.
Fair value modelled at €276,872 from 6 comparable sales in the area. Asking €300,000 sits €23,128 (8.4%) above — overpriced versus fair value.
Asking €300,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €266,933 (€2,870/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing 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 €266,933, adjusted for condition and micro-location, gives a modelled fair value of €276,872 (€2,977/m²), a €23,128 (8.4%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 0c0547 | Subject | €300,000 | €3,226 | — | 65 | 47 |
| Santo André · 6d51b8 | Active | €270,000 | €2,784 | 13.7% | 70 | 44 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 1.7% | — | 44 |
| praceta do Chaparral, 214 | Active | €500,000 | €3,333 | 3.3% | 70 | 40 |
| Santo André · 25f620 | Active | €230,000 | €2,150 | 33.4% | 65 | 48 |
| Median comp | €265,000 | €2,978 | 7.7% | 70 | 44 |
Long-term rental The property’s gross yield of 4.3% suggests that it offers a reasonable return for long-term rental purposes. However, the rural location and low neighbourhood score of 47/100 point to potential challenges in attracting high-quality tenants. Value-add renovation While the apartment's current condition rating of 63/100 indicates room for improvement, the fair value of €276,872 suggests that renovations may not significantly enhance investment returns in this rural area. Buyers should carefully consider whether the potential value added justifies the initial investment and associated risks. Buy-and-hold The fair valuation indicates that holding onto this property could be acceptable in the long term, yet the weak neighbourhood rating reveals underlying risks that could affect property appreciation and rental demand. Investors should maintain a cautious outlook and be prepared for potential challenges in retaining long-term tenants in a relatively less developed market.
Low tenant retention risk The tenant stability score of 50/100 indicates potential challenges in maintaining long-term tenants, which could affect 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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