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 122 m², built in 2008, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Feature: This apartment features a cozy fireplace in the living room, enhancing its inviting atmosphere and providing a unique charm rarely found in similar properties.
The valuation. The asking price of €385,000 is significantly above the fair value of €234,824, representing an overpriced situation by €150,176 (39.0%). This indicates that prospective buyers may be overpaying for the investment.
Fair value modelled at €234,824 from the area baseline, adjusted for condition and location. Asking €385,000 sits €150,176 (39.0%) above — overpriced versus fair value.
Asking €385,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €209,840 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €209,840 + condition +€8,197 + location +€16,787 = modelled fair value of €234,824 (€1,925/m²), a €150,176 (39.0%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 49b7e1 | Subject | €385,000 | €3,156 | — | 75 | 70 |
| rua Calouste Gulbenkian | Active | €385,000 | €3,156 | 0% | 73 | 72 |
| rua da Bandeira, 24 | Active | €279,000 | €3,720 | 17.9% | 70 | 76 |
| rua Azevedo Coutinho, 6 | Active | €275,000 | €2,835 | 10.2% | 78 | 80 |
| rua Américo da Silva Marinho | Active | €310,000 | €2,743 | 13.1% | 76 | 74 |
| Median comp | €294,500 | €2,996 | 5.1% | 75 | 75 |
Long-term rental This property in Barreiro is overpriced at €385,000, with a fair value of €234,824, translating to a 39.0% gap that diminishes its appeal to long-term rental investors. Additionally, with a gross yield of only 3%, the returns do not justify the elevated entry price, especially in a transitional suburban location near Lisbon. Family rental While the apartment's size and proximity to Lisbon could attract families, the current price significantly overshoots its fair market value, making it less suitable for family rental strategy. The 3% gross yield suggests that potential profitability may not sufficiently compensate for the high acquisition cost. Buy-and-hold Investing in this property as a buy-and-hold strategy seems less advantageous due to its overpriced nature, with a fair value that is almost €150,000 lower. As market conditions evolve, the property’s price may not appreciate enough to offset the initial inflated investment, particularly in a suburban setting. Not ideal for Short-term rental and Luxury market
Tenant turnover risk: With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy rates and impact cash flow.
