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 72 m², energy rating C. Located on praceta Gomes Teixeira, 8, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment is situated in a highly sought-after location with immediate access to public transport and essential services, enhancing day-to-day convenience for residents.
The valuation. The asking price of €260,000 sits significantly above fair value by €133,315 (51.3%), indicating the property is overpriced in the current market. This discrepancy highlights a potential lack of appeal for discerning investors.
Fair value modelled at €126,685 from the area baseline, adjusted for condition and location. Asking €260,000 sits €133,315 (51.3%) above — overpriced versus fair value.
Asking €260,000 versus the praceta Gomes Teixeira, 8 area baseline of €123,840 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 62 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Gomes Teixeira, 8
Area baseline €123,840 + condition -€11,025 + location +€13,870 = modelled fair value of €126,685 (€1,760/m²), a €133,315 (51.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Gomes Teixeira, 8 | Subject | €260,000 | €3,611 | — | 68 | 78 |
| Barreiro e Lavradio · ba3ec5 | Active | €230,000 | €3,833 | 6.2% | 65 | 68 |
| Barreiro e Lavradio · 49b78f | Active | €185,000 | €3,083 | 14.6% | 65 | 75 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 26.6% | 70 | 75 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 10.0% | 65 | 75 |
| Median comp | €225,000 | €3,167 | 12.3% | 65 | 75 |
Long-term rental This property is overpriced, presenting a significant gap of 51.3% from its fair value of €126,685. With a gross yield of only 3.2%, the financial returns do not justify the elevated listing price in the current market conditions. Family rental As the property is priced well above fair value, it is unlikely to attract tenants seeking quality family rentals without contributing to affordability concerns. The neighbourhood's amenities and overall rating of 78/100 might not compensate for the financial drawbacks of renting at this price. Buy-and-hold Holding onto this overpriced property could result in stagnant equity growth, as its market value significantly exceeds the appraised fair value. Investors may struggle to realize a return on investment, given the current gap between market price and fair value. Not ideal for short-term vacation rental The property’s status as overpriced limits its viability in the short-term vacation rental market, where competition is high and value perception plays a key role. Without a competitive edge in pricing, it may fail to attract guests seeking affordable yet comfortable stays. Not ideal for luxury market This apartment does not meet the expectations of the luxury market due to its subpar condition rating of 65/100 and its steep asking price. This combination creates a mismatch, risking poor demand from high-end consumers seeking quality and value.
Tenant turnover risk The tenant stability score of 70/100 indicates potential challenges with maintaining long-term tenants, which could lead to increased vacancy rates and associated costs.
