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.
3-bedroom, 1-bathroom apartment of 88 m² on the 2nd floor. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The apartment includes a small pantry perfect for storing beach essentials, and its location offers beautiful lagoon views, enhancing its tranquil coastal appeal.
The valuation. The asking price of €270,000 sits below fair value of €287,411, indicating a relatively fair position in the market with a discrepancy of €17,411 (6.1%). The property is correctly valued for its condition and location. Buy-to-flip angle. The property could be flipped for profit, with potential improvements targeting upgrades that increase appeal. The current condition suggests a minor renovation might yield higher resale value in this market. Buy-to-let angle. Utilizing a long-term rental strategy, this apartment can generate an estimated gross yield of 5.9%, approximately €1,328 per month. Family renting opportunities are favorable given its size, despite the rural location's economic limitations.
Fair value modelled at €287,411 from 6 comparable sales in the area. Asking €270,000 sits €17,411 (6.1%) below — the upside to fair value.
Asking €270,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €281,140 (€3,195/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €281,140, adjusted for condition and micro-location, gives a modelled fair value of €287,411 (€3,266/m²), a €17,411 (6.1%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · c17a15 | Subject | €270,000 | €3,068 | — | 55 | 43 |
| Santo André · 3df23e | Active | €400,000 | €3,361 | 9.6% | 59 | 53 |
| Santo André · b3276e | Active | €400,000 | €3,361 | 9.6% | 58 | 49 |
| Santo André · 19f5b6 | Active | €400,000 | €3,361 | 9.6% | 65 | 49 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 3.3% | — | 44 |
| Median comp | €400,000 | €3,361 | 9.5% | 59 | 49 |
Long-term rental This 3-bed apartment in Santo André has a modest yield of 5.9% gross, aligning closely with its fair value of €287,411, indicating that the pricing reflects market expectations. However, the condition rating of 57/100 and a neighborhood score of 43/100 suggest potential challenges in attracting and retaining quality tenants in the long term. Family rental Positioned in a rural area with limited local amenities, the apartment may appeal to families seeking affordable options; yet, its fair value assessment shows that it is not priced to attract significant demand. The lower neighborhood score may deter families looking for vibrant communities, and while it is a viable option, it lacks advantages that could enhance its desirability for this demographic.
Economic Vulnerability The property faces significant risk due to its low Economic Stability score of 35/100, indicating potential instability in the local economy that could adversely affect tenant occupancy and rental income.
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