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 78 m², energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment's recent conversion from a 3-bedroom to a 2-bedroom layout substantially enhances its spacious living area, while the modern, high-quality finishes create a sophisticated ambiance.
The valuation. The asking price of €278,000 is significantly above fair value, exceeding it by €128,743 or 46.3%. This indicates that the property is overpriced compared to the fair market valuation of €149,257.
Fair value modelled at €149,257 from the area baseline, adjusted for condition and location. Asking €278,000 sits €128,743 (46.3%) above — overpriced versus fair value.
Asking €278,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €220,974 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 73 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · 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 €220,974 + condition +€3,291 + location +€11,806 = modelled fair value of €149,257 (€1,914/m²), a €128,743 (46.3%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 90d9c1 | Subject | €278,000 | €3,564 | — | 73 | 72 |
| travessa Cabo. | Active | €250,000 | €3,247 | 8.9% | 80 | 70 |
| rua Piloto Nascimento Costa | Active | €245,000 | €3,451 | 3.2% | 72 | 70 |
| Alto do Seixalinho, Santo André e Verderena · 25f836 | Active | €287,000 | €2,899 | 18.7% | 75 | 67 |
| Barreiro e Lavradio · 99f507 | Active | €240,000 | €3,934 | 10.4% | 75 | 73 |
| Median comp | €247,500 | €3,349 | 6.0% | 75 | 70 |
Long-term rental The property is overpriced at €278,000, significantly exceeding its fair value of €149,257, leading to a 46.3% gap. With a gross yield of only 3.2%, the investment lacks sufficient return potential for a long-term rental strategy. Buy-and-hold At a price point of €278,000, the asset is positioned unprofitably against a fair value of €149,257, resulting in overpricing of 46.3%. This makes the buy-and-hold strategy less attractive, as the appreciation potential may not offset the current high entry cost. Family rental With an asking price of €278,000 that is 46.3% above the fair value of €149,257, the property is considered overpriced and poses a risk for family rental investment. The gross yield of 3.2% falls short of expectations, further diminishing its appeal for family tenants seeking value for money.
Market Volatility Risk The economic stability score of 70/100 suggests potential fluctuations in market conditions, which could impact tenant demand and rental income stability.
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