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. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment's modern kitchen is equipped with high-quality appliances, while the open layout maximizes natural light, creating a bright and inviting atmosphere. Location Benefits: Excellent public transport links simplify commuting to Lisbon, enhancing daily convenience.
The valuation. The asking price of €278,000 is significantly above the fair value of €151,378, representing a 45.5% overvaluation. This suggests that the property may not provide a sound financial return based on current pricing.
Fair value modelled at €151,378 from the area baseline, adjusted for condition and location. Asking €278,000 sits €126,622 (45.5%) above — overpriced versus fair value.
Asking €278,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €232,518 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €232,518 + condition +€4,875 + location +€12,343 = modelled fair value of €151,378 (€1,941/m²), a €126,622 (45.5%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Subject | €278,000 | €3,564 | — | 80 | 73 |
| Barreiro e Lavradio · f36012 | Active | €259,500 | €3,327 | 6.7% | 82 | 78 |
| 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 |
| avenida Joaquim José Fernandes B, 4 | Active | €240,000 | €3,243 | 9.0% | 80 | 72 |
| Median comp | €252,250 | €3,285 | 7.8% | 78 | 71 |
Long-term rental A long-term rental strategy is less appealing given the property is overpriced by 45.5%, resulting in a gross yield of only 3.2%, which is below attractive market standards. Furthermore, with a condition score of 79/100 and a decent neighborhood rating of 73/100, it lacks compelling features to justify the elevated price point. Family rental The family rental strategy is hampered by the property's 45.5% overpricing, which diminishes its potential attractiveness to families seeking reasonable housing options. Although the property is located near Lisbon, the yield of 3.2% does not provide sufficient financial incentive for families considering long-term stay. Buy-and-hold Pursuing a buy-and-hold strategy is problematic due to the significant gap of 45.5% over the fair value, leading to an unsustainable investment outlook with a mere 3.2% gross yield. The neighborhood’s decent amenities and scores are not enough to warrant this inflated price, making it a less viable option for long-term appreciation.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of economic downturn, which could negatively impact tenant retention and rental income.
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