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, built in 1977, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment boasts a fully remodeled open-concept kitchen and modern finishes, positioning it as a prime investment or personal residence in a highly accessible area of Barreiro.
The valuation. The asking price of €278,000 is significantly above the fair value of €149,671, marking a difference of €128,329, or 46.2%. As such, the property is clearly overpriced.
Fair value modelled at €149,671 from the area baseline, adjusted for condition and location. Asking €278,000 sits €128,329 (46.2%) above — overpriced versus fair value.
Asking €278,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €220,974 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €220,974 + condition +€3,169 + location +€12,343 = modelled fair value of €149,671 (€1,919/m²), a €128,329 (46.2%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · b7b74f | Subject | €278,000 | €3,564 | — | 75 | 73 |
| rua Piloto Nascimento Costa | Active | €245,000 | €3,451 | 3.2% | 72 | 70 |
| Alto do Seixalinho, Santo André e Verderena · 25f836 | Active | €287,000 | €2,899 | 18.7% | 75 | 67 |
| Barreiro e Lavradio · 99f507 | Active | €240,000 | €3,934 | 10.4% | 75 | 73 |
| rua de Moçambique, 78 | Active | €250,000 | €3,846 | 7.9% | 74 | 72 |
| Median comp | €247,500 | €3,649 | 2.4% | 75 | 71 |
Long-term rental The property in Alto do Seixalinho is currently overpriced at €278,000, significantly exceeding its fair value of €149,671. With a gross yield of only 3.3%, this investment does not reflect adequate returns relative to the capital outlay. Family rental This family-oriented area is appealing due to low crime rates and a stable tenant pool, yet the property remains overpriced at €278,000 against a fair value of €149,671. The 78/100 condition score and 73/100 neighborhood rating do not justify the excessive pricing in the current market. Buy-and-hold While the property locates in a suburb with good amenities, it is fundamentally overpriced at €278,000 compared to the fair value of €149,671. The expected long-term appreciation is difficult to justify given the current yield of 3.3% and the substantial gap from fair value.
Tenant turnover risk The tenant stability score of 70/100 indicates potential challenges with tenant retention, which could lead to increased vacancy rates and associated costs.
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