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 149 m², built in 1999, energy rating E. Located on rua Dom João de Castro, 65, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features a spacious terrace accessible from the attic storage, offering potential for outdoor living or private workspace in a quiet setting.
The valuation. The asking price of €325,000 is significantly above the fair value of €281,908, representing an overpricing of €43,092 (13.3%). This suggests that potential buyers may want to negotiate or reconsider this investment opportunity.
Fair value modelled at €281,908 from the area baseline, adjusted for condition and location. Asking €325,000 sits €43,092 (13.3%) above — overpriced versus fair value.
Asking €325,000 versus the rua Dom João de Castro, 65 area baseline of €422,117 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João de Castro, 65
Area baseline €422,117 + condition +€0 + location +€25,628 = modelled fair value of €281,908 (€1,892/m²), a €43,092 (13.3%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João de Castro, 65 | Subject | €325,000 | €2,181 | — | 72 | 75 |
| rua Augusto Gil S / N | Active | €269,500 | €2,343 | 7.4% | 70 | 69 |
| rua Cândido dos Reis S / N | Active | €309,750 | €2,401 | 10.1% | 75 | 72 |
| Baixa da Banheira e Vale da Amoreira · 1e6114 | Active | €299,000 | €2,534 | 16.2% | 72 | 75 |
| Santo António da Charneca · 38accc | Active | €299,900 | €2,097 | 3.9% | 70 | 69 |
| Median comp | €299,450 | €2,372 | 8.7% | 71 | 71 |
Long-term rental The 3-bed apartment in Alto do Seixalinho is overpriced compared to its fair value, with a 13.3% gap indicating limited potential for a profitable long-term rental strategy. At a gross yield of 3.6%, the investment may not provide sufficient return to justify the purchase price in a suburban area with average conditions. Buy-and-hold With a fair value of €281,908, the €325,000 listing suggests that holding the property for the long term may present a challenge as it is currently overpriced. Investors adopting a buy-and-hold approach may face difficulties in achieving desired appreciation due to the limited yield and modest condition ratings. Family rental The family rental market for this apartment is negatively impacted by its overpriced listing, which creates a mismatch for families seeking affordable housing in the area. Given the 75/100 condition and neighborhood quality scores, families may turn to more reasonably priced options, making this investment less appealing. Not ideal for: Luxury market The property does not suit the luxury market, reinforcing that its pricing exceeds fair market value, as it is considered overpriced for the suburban context. The average amenities and neighborhood ratings suggest a lack of features that would justify a luxury positioning.
Risk of Economic Dependence The property might be at risk due to a high economic stability score of 80 but a lower tenant stability score of 70, indicating potential volatility in rental income.
