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.
1-bedroom, 1-bathroom country_house of 82 m², energy rating D. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: This property includes multiple outdoor structures ideal for storage or recreational use, and its expansive 20-hectare estate offers exceptional privacy amidst stunning countryside views.
The valuation. The asking price of €1,060,000 is markedly above the fair value of €612,417, reflecting a significant overpricing of €447,583 (73.1%). This discrepancy suggests a need for caution in potential investment decisions.
Fair value modelled at €612,417 from 6 comparable sales in the area. Asking €1,060,000 sits €447,583 (73.1%) above — overpriced versus fair value.
Asking €1,060,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €572,543 (€6,982/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €572,543, adjusted for condition and micro-location, gives a modelled fair value of €612,417 (€7,468/m²), a €447,583 (73.1%) gap versus the €1,060,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 78820d | Subject | €1,060,000 | €12,927 | — | 62 | 43 |
| autoestrada N121 | Active | €2,135,000 | €13,344 | 3.2% | — | 50 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 03254f | Active | €2,135,000 | €13,344 | 3.2% | — | 46 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 956d65 | Active | €490,000 | €4,083 | 68.4% | — | 39 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 5e6523 | Active | €890,000 | €10,854 | 16.0% | — | 43 |
| Median comp | €1,512,500 | €12,099 | 6.4% | — | 45 |
Long-term rental The property is not suitable for long-term rental due to its excessive pricing, which is 73.1% above fair value, making it a poor investment relative to expected returns. With a gross yield of 0% and a low neighbourhood quality score of 43/100, maintaining occupancy would likely be challenging. Buy-and-hold Investing in a buy-and-hold strategy is not advisable given the current price point of €1,060,000, which exceeds fair value by a significant margin. The property’s agricultural focus and rural location limit its appreciation potential and attractiveness to future buyers or renters, suggesting a lack of market support for its current valuation.
Low Demand Risk The property is in a weak economic area with a score of 30/100 and a tenant stability score of 45/100, indicating potential challenges in attracting and retaining reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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