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, 1-bathroom apartment of 81 m², built in 1967, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment's second-floor location provides unobstructed views, enhancing its appeal in a vibrant neighborhood with nearby amenities.
The valuation. The asking price of €289,500 is significantly above the fair value of €125,535, representing an overpriced situation by €163,965 (56.6%). This indicates a questionable investment at the current listing price.
Fair value modelled at €125,535 from the area baseline, adjusted for condition and location. Asking €289,500 sits €163,965 (56.6%) above — overpriced versus fair value.
Asking €289,500 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €139,320 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 55 · Materials 60 · Room dimensions 49). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 78 · Amenities 74 · Economic 76 · Tenant Quality 73). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €139,320 + condition -€27,717 + location +€13,932 = modelled fair value of €125,535 (€1,550/m²), a €163,965 (56.6%) gap versus the €289,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 023b85 | Subject | €289,500 | €3,574 | — | 55 | 75 |
| Baixa da Banheira e Vale da Amoreira · 82c7ab | Active | €212,500 | €3,269 | 8.5% | 60 | 72 |
| praceta Doutor Agostinho Neto, 9D | Active | €235,000 | €3,730 | 4.4% | 62 | 72 |
| rua Fernão de Magalhães, 6 | Active | €249,900 | €2,631 | 26.4% | 60 | 76 |
| Baixa da Banheira e Vale da Amoreira · 99f34e | Active | €245,000 | €3,356 | 6.1% | 54 | 68 |
| Median comp | €240,000 | €3,313 | 7.3% | 60 | 72 |
Long-term rental This property presents an unviable investment opportunity due to its 56.6% gap above fair value, indicating it is overpriced in comparison to its assessed worth of €125,535. With a gross yield of only 3.7% and a condition score of 53/100, the property does not generate sufficient returns in the long-term rental market. Family rental Despite being located in a family-oriented area with good amenities, the property’s overpriced status discourages investment. The 56.6% valuation gap and low yield suggest that it may not attract stable family tenants looking for affordable housing options. Buy-and-hold Holding onto this property for long-term appreciation may not be advisable due to its 56.6% overvaluation, making it a less compelling buy-and-hold investment. The combination of a low yield and below-average condition diminishes its potential to appreciate sufficiently over time.
Economic downturn risk A significant economic downturn could negatively impact tenant stability, given the scores of 76/100 for economic stability and 73/100 for tenant stability, which may lead to higher vacancy rates and lower rental income.
