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 63 m², built in 1977, energy rating E. Located on rua Cidade da Praia, 12, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features The property includes a pantry/storage area, enhancing daily organization and offering rare practicality for apartment living in a central location. Potential Minor maintenance could significantly increase aesthetic appeal and market value.
The valuation. The asking price of €235,000 sits significantly above the fair value of €97,973, marking an overpricing of €137,027 (58.3%). This valuation suggests that potential buyers should exercise caution.
Fair value modelled at €97,973 from the area baseline, adjusted for condition and location. Asking €235,000 sits €137,027 (58.3%) above — overpriced versus fair value.
Asking €235,000 versus the rua Cidade da Praia, 12 area baseline of €178,479 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 55 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade da Praia, 12
Area baseline €178,479 + condition -€21,656 + location +€11,269 = modelled fair value of €97,973 (€1,555/m²), a €137,027 (58.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 12 | Subject | €235,000 | €3,730 | — | 55 | 76 |
| Barreiro e Lavradio · 90d9dd | Active | €219,000 | €3,318 | 11.0% | 60 | 75 |
| rua Adelina Abranches, 38 | Active | €229,000 | €3,578 | 4.1% | 61 | 67 |
| rua Dom João de Castro | Active | €245,000 | €4,083 | 9.5% | 56 | 75 |
| Baixa da Banheira e Vale da Amoreira · 023a1a | Active | €215,000 | €3,359 | 9.9% | 58 | 71 |
| Median comp | €224,000 | €3,469 | 7.0% | 59 | 73 |
Long-term rental The property is overpriced compared to its fair value, which suggests long-term rental returns will likely be disappointing with a gross yield of just 3.6%. Additionally, while the neighbourhood scores well at 76/100, the condition of the property at 53/100 may deter potential tenants over time. Buy-and-hold Investing in this property as a buy-and-hold strategy is risky, given its listing price of €235,000 that is significantly above the fair value of €97,973. The 58.3% gap from fair value indicates that the property might not appreciate adequately over time, making it a less attractive long-term asset. Family rental This apartment’s current valuation makes it overpriced for a family rental strategy, as the 3.6% yield does not provide a compelling investment case. Although the neighbourhood offers decent amenities, the overall condition of the property may pose challenges in attracting family tenants willing to pay a premium.
Tenant turnover risk With a tenant stability score of 75/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and additional costs associated with finding new tenants.
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