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, 2-bathroom apartment of 113 m², built in 1977, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features a spacious 29 m² balcony with a barbecue and unobstructed river views, perfect for outdoor entertaining and relaxation.
The valuation. The asking price of €319,900 is significantly above the fair value of €207,793, representing a premium of €112,107 (35.0%). This verdict categorizes the property as overpriced.
Fair value modelled at €207,793 from the area baseline, adjusted for condition and location. Asking €319,900 sits €112,107 (35.0%) above — overpriced versus fair value.
Asking €319,900 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €194,360 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · 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 €194,360 + condition -€6,003 + location +€19,436 = modelled fair value of €207,793 (€1,839/m²), a €112,107 (35.0%) gap versus the €319,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 1e6445 | Subject | €319,900 | €2,831 | — | 70 | 75 |
| rua Santo António, 46 | Active | €318,500 | €2,699 | 4.7% | 75 | 78 |
| rua Paio Pires Futebol Clube | Active | €249,000 | €3,276 | 15.7% | 70 | 71 |
| rua Carlos Augusto dos Santos, 33 | Active | €275,000 | €3,235 | 14.3% | 70 | 67 |
| rua 6 | Active | €285,000 | €2,850 | 0.7% | 72 | 70 |
| Median comp | €280,000 | €3,043 | 7.5% | 71 | 71 |
Long-term rental The property’s gross yield of 3.1% suggests limited immediate cash flow potential for long-term rental investors. Given its 35.0% gap from fair value, this property remains overpriced in comparison to the expected rental income and market fundamentals. Family rental As a family rental option, the apartment has a neighborhood rating of 75/100, indicating a relatively strong family-friendly environment. However, the 35.0% gap from fair value raises concerns about affordability for potential family tenants, when considering long-term viability. Buy-and-hold While the location near employment and schooling opportunities may serve as a potential asset for a buy-and-hold strategy, the property is still overpriced, given its 35.0% premium over fair value. Investors looking for appreciation will face challenges balancing the current market conditions with the property’s inflated price. Not ideal for short-term vacation rental The property’s suburban setting and 75/100 neighborhood score detract from its appeal for a short-term vacation rental strategy. Moreover, with the property being overpriced, the return on investment may not meet expectations. Not ideal for student housing Given its proximity to educational facilities, it might seem appropriate for student housing; however, the apartment's current valuation makes it less attractive. Being overpriced at a 35.0% gap from fair value compromises the potential for sustainable returns in this sector.
Economic downturn risk: With an economic stability score of 80/100, a sudden economic downturn could significantly impact rental income, especially considering the tenant stability score of only 70/100, indicating potential turnover and vacancy issues.
