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 70 m², built in 1972, energy rating E. Located on rua Dom Nuno Álvares Pereira, 49, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts three private balconies with excellent solar orientation, enhancing overall brightness and outdoor access, while the open kitchen layout fosters a sociable atmosphere. Location Advantages: Just minutes from Barreiro Terminal, it offers exceptional connectivity to Lisbon and nearby amenities.
The valuation. The asking price of €274,900 sits 50.8% above the fair value of €135,215, indicating the property is overpriced. This significant gap raises concerns about the investment's potential return.
Fair value modelled at €135,215 from the area baseline, adjusted for condition and location. Asking €274,900 sits €139,685 (50.8%) above — overpriced versus fair value.
Asking €274,900 versus the rua Dom Nuno Álvares Pereira, 49 area baseline of €120,400 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom Nuno Álvares Pereira, 49
Area baseline €120,400 + condition +€7,109 + location +€7,706 = modelled fair value of €135,215 (€1,932/m²), a €139,685 (50.8%) gap versus the €274,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Nuno Álvares Pereira, 49 | Subject | €274,900 | €3,927 | — | 78 | 66 |
| rua Dom Nuno Álvares Pereira, 49 | Active | €274,900 | €3,927 | 0% | 80 | 75 |
| rua Dom José Cárcomo Lobo, 51 | Active | €239,500 | €3,629 | 7.6% | 74 | 72 |
| rua de Cabo Verde | Active | €249,000 | €2,929 | 25.4% | 75 | 74 |
| Baixa da Banheira e Vale da Amoreira · 956f6f | Active | €234,500 | €3,608 | 8.1% | 75 | 73 |
| Median comp | €244,250 | €3,619 | 7.9% | 75 | 74 |
Long-term rental The property is overpriced at €274,900 compared to a fair value of €135,215, resulting in a substantial 50.8% gap. With a low gross yield of 3.3%, this investment does not present an attractive opportunity for long-term rental income. Family rental This property, while situated in a suburban area of Lisbon, is still considered overpriced given its significant valuation gap. Families may require better amenities and quality in a home, especially when the yield is only 3.3%, making it less appealing for this strategy. Buy-and-hold Given the fair value assessment against the current listing price, this property is overpriced and likely not the best buy-and-hold investment. The 3.3% gross yield indicates a lack of potential for significant appreciation relative to its current market value. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk High tenant turnover is a concern with a tenant stability score of 65/100, indicating potential instability in rental income.
