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 78 m² on the 1st floor, built in 2008, energy rating C. Located Ermidas-Sado parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Feature: The apartment is equipped with solar panels for water heating and an ambient sound system, enhancing energy efficiency and the living experience in a modern setting.
The valuation. The asking price of €229,500 is significantly above the fair value of €153,146, creating a discrepancy of €76,354 (49.9%). This indicates that the property is overpriced. Buy-to-flip angle. A resale strategy focusing on value-add renovations could allow investors to enhance the apartment's appeal, targeting a profitable flip after upgrading finishes. Buy-to-let angle. With an estimated gross yield of 3.9% and a rental income of approximately €746/month, the property could attract long-term tenants despite the low demand environment.
Fair value modelled at €153,146 from 6 comparable sales in the area. Asking €229,500 sits €76,354 (49.9%) above — overpriced versus fair value.
Asking €229,500 versus the Ermidas-Sado, Santiago do Cacém, Setúbal area baseline of €136,177 (€1,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €136,177, adjusted for condition and micro-location, gives a modelled fair value of €153,146 (€1,963/m²), a €76,354 (49.9%) gap versus the €229,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Ermidas-Sado · c17a55 | Subject | €229,500 | €2,942 | — | 72 | 39 |
| rua Cidade, 86 | Active | €300,000 | €2,000 | 32.0% | 70 | 53 |
| Ermidas-Sado · dee633 | Active | €200,000 | €2,817 | 4.3% | — | 48 |
| avenida Manuel Joaquim Pereira, 73 | Active | €395,000 | €1,927 | 34.5% | 75 | 42 |
| rua 32 | Active | €250,000 | €3,165 | 7.6% | 58 | 46 |
| Median comp | €275,000 | €2,409 | 18.1% | 70 | 47 |
Long-term rental The property’s gap from fair value stands at 49.9%, suggesting that the current listing price of €229,500 may lead to difficulties in long-term rental returns. With a gross yield of only 3.9%, the investment does not promise significant cash flow in a market characterized by low demand and economic variability. Value-add renovation Investing in value-add renovations may not be the ideal strategy given the apartment's condition score of 74/100 and the already inflated listing price compared to its fair value. The potential benefits of improving the property must be carefully weighed against the risk of remaining overpriced in a rural market with limited tenant quality and amenities. Not ideal for Short-term vacation rental or the luxury market are unsustainable options for this property given the economic conditions and neighbourhood rating of only 39/100. The lack of demand in this rural area diminishes the attractiveness of these strategies, making them less viable for generating substantial returns.
High Vacancy Risk With an economic stability score of 30/100 and a tenant stability score of 40/100, this property faces a significant risk of high vacancy rates due to economic instability and unreliable tenants.
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