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 house of 64 m², energy rating F. Located on rua da Várzea, Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property boasts a substantial 700 m² plot, offering significant outdoor space for potential expansion or landscaping, enhancing future investment opportunities.
The valuation. The asking price of €325,000 is significantly above fair value, which is determined at €184,427, marking the property as overpriced by €140,573 (76.2%).
Fair value modelled at €184,427 from 6 comparable sales in the area. Asking €325,000 sits €140,573 (76.2%) above — overpriced versus fair value.
Asking €325,000 versus the rua da Várzea area baseline of €178,602 (€2,791/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €178,602, adjusted for condition and micro-location, gives a modelled fair value of €184,427 (€2,882/m²), a €140,573 (76.2%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Várzea | Subject | €325,000 | €5,078 | — | 58 | 49 |
| rua das Camarinhas, 10 | Active | €295,000 | €3,207 | 36.9% | 68 | 44 |
| Santo André · 49b825 | Active | €390,000 | €3,391 | 33.2% | 65 | 46 |
| Santo André · 86cd64 | Active | €550,000 | €2,444 | 51.9% | 68 | 48 |
| Santo André · 1626bc | Active | €800,000 | €9,412 | 85.3% | — | 46 |
| Median comp | €470,000 | €3,299 | 35.0% | 68 | 46 |
Long-term rental Given the property is priced at €325,000 against a fair value of €184,427, the investment is significantly overpriced by 76.2%, which limits its attractiveness for long-term rental. With a gross yield of only 5%, the financial returns do not justify the investment premium in a rural area with limited amenities and low tenant quality. Family rental While the property may appeal to families looking for a rural home, its assessment as overpriced at 76.2% above fair value casts doubt on its viability in the family rental market. The current yield of 5% does not compensate for the high entry cost, especially in a neighborhood rated poorly in terms of amenities and transport access.
Economic Instability Risk The property has a low economic stability score of 40/100, indicating potential challenges in maintaining consistent rental income and increased volatility in tenant turnover 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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