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: This apartment boasts three private balconies that enhance its ambiance and provide ample outdoor space, elevating its appeal in a vibrant urban setting. Amenidades Notáveis: Este apartamento possui três varandas privadas que aprimoram sua atmosfera e fornecem amplo espaço ao ar livre, elevando seu apelo em um vibrante cenário urbano.
The valuation. The asking price of €274,900 is considerably above the fair value of €141,190, representing an overvaluation of €133,710 (48.6%). This property is overpriced based on current market conditions.
Fair value modelled at €141,190 from the area baseline, adjusted for condition and location. Asking €274,900 sits €133,710 (48.6%) 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 83/100 (Condition 80 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom Nuno Álvares Pereira, 49
Area baseline €120,400 + condition +€8,750 + location +€12,040 = modelled fair value of €141,190 (€2,017/m²), a €133,710 (48.6%) gap versus the €274,900 asking price.
Long-term rental The property's listing price of €274,900 is significantly above the fair value of €141,190, indicating that it is not positioned for strong long-term rental returns despite a moderate gross yield of 3.3%. Investors should consider this property overpriced, making it less desirable for long-term rental strategy. Buy-and-hold With a fair value gap of 48.6%, buying this apartment at its current price does not offer the potential for capital appreciation in line with market fundamentals, limiting the effectiveness of a buy-and-hold strategy. The current valuation suggests that holding this property may lead to suboptimal returns over time due to its overpriced nature. Family rental Given the fair value assessment, the apartment's pricing makes it less attractive for family rental purposes, where competitive pricing is essential for attracting stable tenants. The perceived overpricing at €274,900 could lead to longer vacancy periods and lower return on investment for family rental strategy.
Tenant stability risk A tenant stability score of 70/100 indicates a moderate risk that tenants may not remain in the property long-term, potentially affecting rental income consistency.
