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 68 m² on the 3rd floor, built in 1975, energy rating D. Located on rua Dom João IV, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes an attic with direct access, providing additional functionality and potential for customization, alongside its well-maintained interior and practical layout.
The valuation. The asking price of €255,000 is significantly above the fair value of €121,558, exceeding it by €133,442 or 52.3%. This property is clearly overpriced in the current market.
Fair value modelled at €121,558 from the area baseline, adjusted for condition and location. Asking €255,000 sits €133,442 (52.3%) above — overpriced versus fair value.
Asking €255,000 versus the rua Dom João IV area baseline of €116,960 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João IV
Area baseline €116,960 + condition -€6,162 + location +€10,760 = modelled fair value of €121,558 (€1,788/m²), a €133,442 (52.3%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João IV | Subject | €255,000 | €3,750 | — | 70 | 73 |
| rua Maria Lalande, 57 | Active | €220,000 | €3,143 | 16.2% | 70 | 74 |
| avenida Bocage, 24 | Active | €242,000 | €3,903 | 4.1% | 72 | 67 |
| Barreiro e Lavradio · 1e6504 | Active | €249,000 | €3,716 | 0.9% | 70 | 75 |
| rua Poeta Sebastião da Gama | Active | €240,000 | €3,636 | 3.0% | 67 | 76 |
| Median comp | €241,000 | €3,676 | 2.0% | 70 | 75 |
Long-term rental With a fair value of €121,558, the listing price of €255,000 indicates a substantial overvaluation, presenting a risk for long-term rental investors. At a gross yield of 3.5%, the return potential does not compensate for the elevated cost in this competitive market, especially given the apartment's condition and neighborhood ratings. Family rental Despite the suburban safety and schooling opportunities that could attract families, the property’s overpriced status puts it at a disadvantage compared to more reasonably priced options in the area. The 69/100 condition rating combined with a significant gap from fair value limits its appeal to families seeking long-term stability at an attractive price point. Buy-and-hold Investing in this property as a buy-and-hold strategy is risky, given its overvaluation by 52.3% compared to its fair market value. The lack of growth potential reflected in its current pricing and yield of 3.5% suggests that this investment would not yield long-term financial benefits in the current market environment.
Economic Vulnerability Given the economic stability score of 75/100, there is a moderate risk of economic downturns impacting tenant retention or rental income in the future.
