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.
1-bedroom, 1-bathroom apartment of 45 m², built in 1980, energy rating D. Located on praceta Dom Sancho I, 4, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment offers a bright living room balcony and is situated in a peaceful residential square, enhancing its desirability for potential renters. Investment Potential: With urban rehabilitation efforts underway in Barreiro, it holds attractive appreciation potential.
The valuation. The asking price of €198,000 is significantly above the fair value of €84,381, representing an overpricing of €113,619 (57.4%). This property would not be a sound investment at the current asking price.
Fair value modelled at €84,381 from the area baseline, adjusted for condition and location. Asking €198,000 sits €113,619 (57.4%) above — overpriced versus fair value.
Asking €198,000 versus the praceta Dom Sancho I, 4 area baseline of €77,400 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Dom Sancho I, 4
Area baseline €77,400 + condition -€1,688 + location +€8,669 = modelled fair value of €84,381 (€1,875/m²), a €113,619 (57.4%) gap versus the €198,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Dom Sancho I, 4 | Subject | €198,000 | €4,400 | — | 70 | 78 |
| rua Gil Vicente | Active | €228,800 | €3,878 | 11.9% | 68 | 72 |
| rua Gil Vicente, 14 | Active | €235,000 | €4,519 | 2.7% | 78 | 80 |
| rua da Real Fábrica do Vidro S / N | Active | €245,000 | €3,267 | 25.8% | 72 | 73 |
| Barreiro e Lavradio · 25f8db | Active | €229,000 | €4,673 | 6.2% | 75 | 76 |
| Median comp | €232,000 | €4,199 | 4.6% | 74 | 75 |
Long-term rental The current listing price of €198,000 exceeds the fair value by 57.4%, indicating a significant misalignment in market expectations. Despite a decent gross yield of 4.4%, the high purchase price diminishes the attractiveness of this strategy given the property is overpriced. Family rental While the neighborhood scores 78/100 for its family-friendly atmosphere, the €198,000 asking price remains distinctly above the fair value. The property’s overpriced status limits potential rental income and could restrict long-term family appeal in an already competitive market. Buy-and-hold Investing in this 1-bed apartment for a buy-and-hold strategy is challenged by the 57.4% gap from fair value, which suggests a lack of upside potential. The apartment's overpriced status could lead to stagnation in value appreciation, undermining long-term returns for investors.
Economic Vulnerability The economic stability score of 80/100 indicates a robust market, but coupled with a tenant stability score of 75/100, there is a risk of potential turnover or vacancy impacting rental income.
