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 69 m², built in 1971, energy rating E. Located on rua Dom Nuno Álvares Pereira, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts three balconies, maximizing natural light and outdoor connectivity, while the vibrant warm-toned lighting contributes to an inviting atmosphere throughout the space.
The valuation. The asking price of €279,000 is significantly above the fair value of €118,969, creating a discrepancy of €160,031 (57.4%). This property is considered overpriced according to current market standards.
Fair value modelled at €118,969 from the area baseline, adjusted for condition and location. Asking €279,000 sits €160,031 (57.4%) above — overpriced versus fair value.
Asking €279,000 versus the rua Dom Nuno Álvares Pereira area baseline of €118,680 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 63 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom Nuno Álvares Pereira
Area baseline €118,680 + condition -€11,105 + location +€11,393 = modelled fair value of €118,969 (€1,724/m²), a €160,031 (57.4%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Nuno Álvares Pereira | Subject | €279,000 | €4,043 | — | 63 | 74 |
| praceta Luciano Ladeira | Active | €259,000 | €3,012 | 25.5% | 68 | 71 |
| rua da Recosta | Active | €249,000 | €3,037 | 24.9% | 68 | 68 |
| praceta Fernão Lopes S / N | Active | €239,900 | €3,199 | 20.9% | — | 81 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 15.6% | 70 | 74 |
| Median comp | €254,000 | €3,118 | 22.9% | 68 | 73 |
Long-term rental While the property may generate a gross yield of 3.3%, the substantial 57.4% gap between the asking price of €279,000 and the fair value of €118,969 indicates the property is overpriced. This inflated valuation raises concerns about long-term rental viability, particularly given the property’s less than optimal condition score of 65/100. Family rental The neighborhood offers a decent score of 74/100, suggesting potential tenant quality is sufficient for family rentals; however, the high asking price compromises overall investment attractiveness. With the property being overpriced at €279,000 versus the fair value of €118,969, return on investment for families seeking reasonable housing options may be severely limited. Buy-and-hold Investing in this property for a buy-and-hold strategy carries risk due to the high asking price compared to its fair value, making the property overpriced by 57.4%. Furthermore, while the proximity to Lisbon supports long-term appreciation, the current valuation does not align with a prudent buy-and-hold investment approach given the 3.3% gross yield and average condition score of 65/100.
Economic Vulnerability The property has a moderately stable economic score of 70/100, which may indicate potential challenges in the local economy affecting rental demand and property value. Tenant Turnover Risk With a tenant stability score of 75/100, there is a notable risk of turnover that could lead to increased vacancy periods and associated costs.
