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 176 m², energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a 50m² terrace with stunning views, ideal for outdoor entertaining and relaxation in the heart of the city center.
The valuation. The asking price of €450,000 is €113,158 (25.1%) above fair value, which is set at €336,842. This property is therefore considered overpriced based on its current market evaluation.
Fair value modelled at €336,842 from the area baseline, adjusted for condition and location. Asking €450,000 sits €113,158 (25.1%) above — overpriced versus fair value.
Asking €450,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €498,608 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · 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 €498,608 + condition +€3,850 + location +€30,272 = modelled fair value of €336,842 (€1,914/m²), a €113,158 (25.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · bf2a6a | Subject | €450,000 | €2,557 | — | 74 | 75 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 7.9% | 74 | 73 |
| Baixa da Banheira e Vale da Amoreira · 1e6114 | Active | €299,000 | €2,534 | 0.9% | 72 | 75 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 5.2% | 72 | 72 |
| rua Augusto Gil S / N | Active | €269,500 | €2,343 | 8.3% | 70 | 69 |
| Median comp | €299,000 | €2,389 | 6.6% | 72 | 73 |
Long-term rental The property at €450,000, with a fair value of €336,842, presents a 25.1% gap that indicates it is overpriced. With a gross yield of only 3.3%, the return on investment may not justify the high purchase price for long-term rental purposes. Buy-and-hold Considering the property is listed at €450,000 while its fair value is €336,842, it is clearly overpriced by 25.1%. The moderate condition rating of 76/100 suggests potential maintenance costs, which could further erode profits in a buy-and-hold strategy. Family rental At €450,000, this family rental opportunity is overpriced by 25.1% compared to its fair value of €336,842. Given the neighbourhood's tenant quality rating of 75/100, the high investment may not attract families looking for affordable rental options in the area.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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