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, 2-bathroom country_house of 120 m², energy rating A+. Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. The property boasts a beautifully landscaped garden and an outdoor kitchen perfect for entertaining, enhancing its appeal for a rural lifestyle.
The valuation. The asking price of €750,000 is significantly above the fair value of €377,156, indicating that the property is overpriced by €372,844 (98.9%). This disparity suggests a lack of market competitiveness. Buy-to-flip angle. A buy-to-flip strategy would be challenging, as the current valuation does not allow for a profitable resale, given the existing price point in the region. Investors may find it difficult to achieve a good return through quick turnover. Buy-to-let angle. With an estimated gross yield of 1.9% (~€1,188/month), the buy-to-let strategy offers low rental income potential relative to the high purchase price. This yield is insufficient for attracting serious long-term rental investors.
Fair value modelled at €377,156 from 6 comparable sales in the area. Asking €750,000 sits €372,844 (98.9%) above — overpriced versus fair value.
Asking €750,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €291,867 (€2,432/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €291,867, adjusted for condition and micro-location, gives a modelled fair value of €377,156 (€3,143/m²), a €372,844 (98.9%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 9d29be | Subject | €750,000 | €6,250 | — | 75 | 46 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 001992 | Active | €750,000 | €3,947 | 36.8% | 78 | 44 |
| estrada das Cumeadas, 14 | Active | €300,000 | €3,571 | 42.9% | 72 | 45 |
| rua do Cerro Maior, 56 | Active | €395,000 | €3,086 | 50.6% | 78 | 46 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 57fd82 | Active | €595,000 | €2,066 | 66.9% | 72 | 49 |
| Median comp | €495,000 | €3,329 | 46.7% | 75 | 46 |
Long-term rental The property is priced significantly above its fair value, leading to a meager gross yield of 1.9%, which is unattractive for long-term rental investments. Given the limited economic activity in the rural Alentejo region, sustaining consistent rental demand will likely be challenging. Agricultural investment With a gap of 98.9% between listing and fair value, this property does not present a feasible investment opportunity for agricultural purposes, especially given the rural character of the location. The low valuation from local industries further dampens the potential for viable agricultural returns. Value-add renovation The property may benefit from renovation given its condition score of 76/100, but with an asking price far above fair value, the financial outlay may not yield a favorable return on investment. The neighbourhood's poor rating of 46/100 suggests limited demand, complicating any potential upside from renovation efforts.
Economic Risk The low economic stability score of 35/100 indicates a high likelihood of economic downturns which could negatively impact 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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