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, 2-bathroom apartment of 155 m², built in 1983, energy rating E. Located Santo André parish, Santiago do Cacém municipality, Setúbal district. This apartment includes multiple balconies that provide panoramic views of the surrounding greenery, enhancing both the living experience and natural light.
The valuation. The asking price of €419,000 is significantly below the fair value of €504,065, creating a notable opportunity with a discrepancy of €85,065 (16.9%). This indicates an underpriced property in the current market. Buy-to-flip angle. A buy-to-flip strategy would involve investing in value-add renovations to modernize dated fixtures and kitchen cabinets, generating a desirable resale after improvements. The aim would be to capitalize on the undervaluation by enhancing the property’s appeal. Buy-to-let angle. A rental income strategy anticipates a gross yield of approximately 5.1%, with estimated monthly income around €1,781. This consistent income stream would make the property an attractive long-term investment.
Fair value modelled at €504,065 from 6 comparable sales in the area. Asking €419,000 sits €85,065 (16.9%) below — the upside to fair value.
Asking €419,000 versus the Santo André, Santiago do Cacém, Setúbal area baseline of €488,650 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €488,650, adjusted for condition and micro-location, gives a modelled fair value of €504,065 (€3,252/m²), a €85,065 (16.9%) gap versus the €419,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo André · 096ee5 | Subject | €419,000 | €2,703 | — | 60 | 47 |
| Santo André · 3a700b | Active | €285,000 | €1,454 | 46.2% | 55 | 48 |
| praceta do Chaparral, 214 | Active | €500,000 | €3,333 | 23.3% | 70 | 40 |
| Santo André · 19f5b6 | Active | €400,000 | €3,361 | 24.3% | 65 | 49 |
| Santo André · da46d7 | Active | €260,000 | €3,171 | 17.3% | — | 44 |
| Median comp | €342,500 | €3,252 | 20.3% | 65 | 46 |
Value-add renovation The property presents an opportunity for value-add renovation, with a current condition rating of 62/100 indicating potential for improvement. By addressing cosmetic and functional upgrades, the property can enhance its market appeal and utility, addressing the needs of the rural tenant demographic. Long-term rental The current yield of 5.1% gross signifies an attractive return for a long-term rental investment in a rural area like Santo André. While the neighborhood has basic amenities accessible by car and a lower condition rating, the gap of 16.9% from fair value suggests that the property could generate stable, consistent rental income over time. Not ideal for short-term vacation rental Given the rural nature of the area and limited amenities, the property is not suitable for a short-term vacation rental strategy. The low neighborhood score indicates that this market segment may not be sustainable in this location. Not ideal for luxury market The characteristics of the property and its surroundings do not align with the expectations of the luxury market, which typically seeks urban amenities and high-end finishes. The rural context combined with a modest condition rating suggests that luxury positioning would face significant challenges. Not ideal for student housing With limited schools and rural amenities, the property is not positioned well for student housing purposes. The demographic and geographic factors limit the potential tenant pool typically sought for this type of rental.
Economic Instability Risk The property's economic stability score of 35/100 suggests a high risk of fluctuating market conditions that could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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