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 105 m², energy rating E. Located on rua Doutor Manuel Pacheco Nobre, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features two marquise-style closed balconies that enhance its living space while offering panoramic unobstructed river views, perfect for enjoying the area’s vibrant atmosphere.
The valuation. The property is listed at €309,000, which significantly exceeds its fair value of €194,326. With a difference of €114,674 or 37.1%, the apartment is considered overpriced.
Fair value modelled at €194,326 from the area baseline, adjusted for condition and location. Asking €309,000 sits €114,674 (37.1%) above — overpriced versus fair value.
Asking €309,000 versus the rua Doutor Manuel Pacheco Nobre area baseline of €297,465 (€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 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Manuel Pacheco Nobre
Area baseline €297,465 + condition +€0 + location +€13,726 = modelled fair value of €194,326 (€1,851/m²), a €114,674 (37.1%) gap versus the €309,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel Pacheco Nobre | Subject | €309,000 | €2,943 | — | 72 | 69 |
| rua Francisco Horta Raposo, 4A | Active | €352,000 | €2,816 | 4.3% | 70 | 71 |
| Baixa da Banheira e Vale da Amoreira · 001744 | Active | €328,000 | €2,733 | 7.1% | 80 | 72 |
| rua General Humberto Delgado | Active | €267,000 | €3,217 | 9.3% | 75 | 70 |
| rua Aquilino Ribeiro, 12 | Active | €339,000 | €2,873 | 2.4% | 70 | 68 |
| Median comp | €333,500 | €2,845 | 3.3% | 73 | 71 |
Long-term rental This property in Alto do Seixalinho, listed at €309,000, is overpriced by 37.1% compared to its fair value of €194,326. With a gross yield of only 3.6%, the potential returns on a long-term rental are not enticing given the high entry cost. Family rental Though suitable for families given the proximity to Lisbon and educational facilities, the current listing price makes this property less appealing as a long-term family rental investment. The fair value of €194,326 indicates that renting at the current price may not offer the value that families expect in this competitive market. Buy-and-hold Investing in this property as a buy-and-hold is unfavorable due to its overpriced status, with a significant gap from its fair value. The yield of 3.6% and the property's condition rating of 75/100 suggest that capital appreciation may not compensate for the high initial investment, thereby complicating long-term growth strategies.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of downturns, while the tenant stability score of 65/100 suggests potential challenges in maintaining consistent rental income.
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