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, 3-bathroom apartment of 120 m² on the 2nd floor, energy rating C. Located on rua de Lisboa, 120, Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. Noteworthy Features: The property boasts a communal garden and pool, providing a tranquil outdoor space and leisure amenities that enhance residential enjoyment and community living.
The valuation. The asking price of €435,000 is significantly above the fair value of €330,287, indicating that the property is overpriced by €104,713 (31.7%).
Fair value modelled at €330,287 from 6 comparable sales in the area. Asking €435,000 sits €104,713 (31.7%) above — overpriced versus fair value.
Asking €435,000 versus the rua de Lisboa, 120 area baseline of €264,877 (€2,207/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €264,877, adjusted for condition and micro-location, gives a modelled fair value of €330,287 (€2,752/m²), a €104,713 (31.7%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Lisboa, 120 | Subject | €435,000 | €3,625 | — | 60 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · a8057c | Active | €395,000 | €2,582 | 28.8% | 75 | 52 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · a8edf9 | Active | €395,000 | €2,324 | 35.9% | 75 | 48 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · c83a1f | Active | €270,000 | €2,455 | 32.3% | 65 | 38 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 93891a | Active | €310,000 | €3,974 | 9.6% | 80 | 45 |
| Median comp | €352,500 | €2,519 | 30.5% | 75 | 47 |
Long-term rental The property in Santiago do Cacém, listed at €435,000, is overpriced with a significant gap of 31.7% compared to its fair value of €330,287. With a gross yield of 4.9% and a neighbourhood score of 48/100, this investment may not provide the long-term returns investors are expecting. Buy-and-hold Investing in this apartment as a buy-and-hold strategy does not seem advisable, given its overpricing at €435,000, which exceeds the fair value by 31.7%. The property's condition at 67/100 coupled with a neighbourhood quality score of 48/100 indicates potential difficulties in future appreciation, limiting overall investment viability.
Economic and Tenant Instability Risk The property has a low economic stability score of 45/100 and a moderate tenant stability score of 55/100, indicating potential for fluctuating rental income and tenant turnover.
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