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.
4-bedroom, 2-bathroom apartment of 192 m², built in 2003, energy rating E. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a fantastic private terrace measuring 42.50 m², enhancing outdoor living and entertainment options for residents on the top floor. Condition Notes: Despite minor wear, modern finishes elevate its appeal.
The valuation. The asking price of €440,000 sits €67,915 (15.4%) above the fair value of €372,085, indicating that the property is overpriced. This discrepancy suggests a cautionary approach for potential investors.
Fair value modelled at €372,085 from the area baseline, adjusted for condition and location. Asking €440,000 sits €67,915 (15.4%) above — overpriced versus fair value.
Asking €440,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €543,936 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · 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 €543,936 + condition +€7,500 + location +€34,345 = modelled fair value of €372,085 (€1,938/m²), a €67,915 (15.4%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 023bc2 | Subject | €440,000 | €2,292 | — | 75 | 76 |
| Alhos Vedros · 25f4c2 | Active | €319,000 | €2,398 | 4.7% | 72 | 65 |
| rua João Rainho, 13 | Active | €320,000 | €2,443 | 6.6% | 72 | 73 |
| rua João Villaret, 34 | Active | €239,000 | €2,234 | 2.5% | 70 | 77 |
| Baixa da Banheira e Vale da Amoreira · 1e6114 | Active | €299,000 | €2,534 | 10.6% | 72 | 75 |
| Median comp | €309,000 | €2,421 | 5.6% | 72 | 74 |
Long-term rental The property is currently overpriced at €440,000, with a fair value of only €372,085, representing a 15.4% gap that suggests it lacks attractive investment potential. Additionally, a 0% gross yield implies that it may not generate immediate cash flow for investors seeking reliable rental income. Family rental While the area is family-oriented and features low crime rates typical of Greater Lisbon suburbs, the property’s overpriced status at €440,000 compared to a fair value of €372,085 makes it a less appealing choice for family rental. The potential for tenant quality is promising, but the investment risks outweigh the benefits given the substantial pricing discrepancy. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its current listing price of €440,000, which exceeds the fair value of €372,085 by 15.4%. The long-term appreciation potential may be limited in a market where prices do not reflect the property's fair value, posing a risk to buyers.
Tenant turnover risk A tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which may result in potential vacancies and loss of rental income.
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