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3-bedroom, 3-bathroom apartment of 172 m² on the 4th floor, built in 2023, energy rating A. Located on rua a do Casal Monteiro, 5, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes a communal terrace with stunning views, enhancing leisure opportunities in a sought-after location close to essential amenities and transport links.
The valuation. The asking price of €450,000 exceeds the fair value of €345,741 by €104,259 (23.2%). Consequently, the property is considered overpriced.
Fair value modelled at €345,741 from the area baseline, adjusted for condition and location. Asking €450,000 sits €104,259 (23.2%) above — overpriced versus fair value.
Asking €450,000 versus the rua a do Casal Monteiro, 5 area baseline of €512,732 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua a do Casal Monteiro, 5
Area baseline €512,732 + condition +€21,500 + location +€28,401 = modelled fair value of €345,741 (€2,010/m²), a €104,259 (23.2%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua a do Casal Monteiro, 5 | Subject | €450,000 | €2,616 | — | 82 | 74 |
| rua Doutor Jorge Munõz Cardoso | Active | €675,000 | €3,462 | 32.3% | 80 | 80 |
| avenida Santa Maria | Active | €475,000 | €2,730 | 4.3% | 74 | 72 |
| Alto do Seixalinho, Santo André e Verderena · ba3a89 | Active | €485,000 | €3,109 | 18.8% | 74 | 72 |
| rua do Paraíso | Active | €550,000 | €2,132 | 18.5% | 78 | 68 |
| Median comp | €517,500 | €2,920 | 11.6% | 76 | 72 |
Long-term rental The 3-bed apartment in Alto do Seixalinho is overpriced by 23.2%, making long-term rental an unattractive option, given its 0% gross yield. This inefficiency translates to lower potential returns and mitigates tenant demand in a suburban neighborhood with average ratings. Buy-and-hold Investing in this property as a buy-and-hold strategy is suboptimal due to its current valuation being 23.2% above fair value, which limits appreciation prospects. The combination of a 0% gross yield and a middling neighborhood score hinders long-term value growth. Family rental While the apartment could suit family rental needs, the 23.2% overpricing deters potential rental income viability, especially with no gross yield. Furthermore, the overall neighborhood quality may not attract a consistent family rental market in the current economic context.
Economic downturn risk With an economic stability score of 70/100, there is a significant risk that adverse economic conditions could negatively impact the property’s value and rental income potential.
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