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 house of 146 m², built in 1954, energy rating F. Located Cercal parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The attic conversion is designed for a bathroom installation, offering versatile usage that can adapt to a home office or leisure space, maximizing living potential. Additional Outdoor Amenities: The garden includes a built-in barbecue and oven, ideal for outdoor entertaining in the Mediterranean climate.
The valuation. The asking price of €280,000 sits €4,659 (1.6%) below its fair value of €284,659. This property is valued fairly based on its size and local market conditions.
Fair value modelled at €284,659 from 6 comparable sales in the area. Asking €280,000 sits €4,659 (1.6%) below — the upside to fair value.
Asking €280,000 versus the Cercal, Santiago do Cacém, Setúbal area baseline of €234,769 (€1,608/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €234,769, adjusted for condition and micro-location, gives a modelled fair value of €284,659 (€1,950/m²), a €4,659 (1.6%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cercal · 51cf8e | Subject | €280,000 | €1,918 | — | 60 | 48 |
| rua Doutor Avelar Soares, 32 | Active | €349,000 | €1,950 | 1.7% | 70 | 42 |
| Cercal · 956e74 | Active | €349,000 | €1,950 | 1.7% | 70 | 48 |
| avenida Álvaro Cunhal | Active | €349,000 | €1,950 | 1.7% | 65 | 45 |
| Cercal · 6273e5 | Active | €164,000 | €1,624 | 15.3% | — | 46 |
| Median comp | €349,000 | €1,950 | 1.7% | 70 | 46 |
Long-term rental The property offers a solid gross yield of 7.8%, suggesting a steady income potential for long-term tenants. However, with a fair value so close to the listing price, the investment is not significantly advantageous for capital appreciation. Value-add renovation With a current condition rating of 65/100, there is potential for value-add renovations to enhance the property’s appeal and possibly increase rental income. However, the fair value status indicates that any renovation costs must be carefully weighed against the moderately close market price.
High Economic Risk With an economic stability score of 35/100, there is a significant risk of reduced property value and tenant turnover due to potential economic instability in the area.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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