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 99 m². Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features a spacious sunroom that enhances natural light and offers sweeping views of the Tagus River and landmarks like Palmela Castle and Lisbon.
The valuation. The asking price of €287,000 sits significantly above the fair value of €185,417, indicating the property is overpriced by €101,583 or 35.4%. This discrepancy presents a cautionary note for potential investors.
Fair value modelled at €185,417 from the area baseline, adjusted for condition and location. Asking €287,000 sits €101,583 (35.4%) above — overpriced versus fair value.
Asking €287,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €170,280 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 60 · Economic 65 · 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 €170,280 + condition +€3,558 + location +€11,579 = modelled fair value of €185,417 (€1,873/m²), a €101,583 (35.4%) gap versus the €287,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 25f836 | Subject | €287,000 | €2,899 | — | 75 | 67 |
| rua Piloto Nascimento Costa | Active | €245,000 | €3,451 | 19.0% | 72 | 70 |
| Alto do Seixalinho, Santo André e Verderena · b7b74f | Active | €278,000 | €3,564 | 22.9% | 75 | 73 |
| Barreiro e Lavradio · 99f507 | Active | €240,000 | €3,934 | 35.7% | 75 | 73 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 22.9% | 80 | 73 |
| Median comp | €261,500 | €3,564 | 22.9% | 75 | 73 |
Family rental The current pricing at €287,000 reflects a 35.4% gap from the fair value, indicating that this property is overpriced. With a gross yield of only 3.4% and a neighbourhood score of 67/100, this investment is unlikely to appeal to families looking for value. Long-term rental Given the property’s fair value of €185,417 and its listing price, it is clear that the investment is overpriced by a significant margin. The gross yield of 3.4% coupled with a neighbourhood rating of 67/100 suggests long-term tenants may be dissatisfied, limiting rental income potential. Buy-and-hold With the property selling at €287,000 versus a fair value of €185,417, this asset is overpriced and lacks investment merit for a buy-and-hold strategy. The moderate gross yield of 3.4% does not justify the premium price in a suburban area with a neighbourhood rating of only 67/100.
Economic Vulnerability The economic stability score of 65/100 indicates a moderate risk of economic downturns affecting property performance.
