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, 2-bathroom apartment of 125 m², built in 2009. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Unique Feature: This apartment boasts a generous 20m² terrace, ideal for outdoor gatherings, complemented by its excellent solar orientation for maximum natural light throughout the day.
The valuation. The asking price of €360,000 exceeds the fair value of €235,523 by €124,477, which represents a significant 34.6% overvaluation. This property is not a viable investment option at its current price point.
Fair value modelled at €235,523 from the area baseline, adjusted for condition and location. Asking €360,000 sits €124,477 (34.6%) above — overpriced versus fair value.
Asking €360,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €215,000 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
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.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €215,000 + condition -€977 + location +€21,500 = modelled fair value of €235,523 (€1,884/m²), a €124,477 (34.6%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 1e64c4 | Subject | €360,000 | €2,880 | — | 72 | 75 |
| Barreiro e Lavradio · cfde08 | Active | €350,000 | €2,917 | 1.3% | 72 | 72 |
| rua Aquilino Ribeiro | Active | €265,000 | €2,650 | 8.0% | 70 | 73 |
| rua de Moçambique | Active | €245,000 | €3,769 | 30.9% | 68 | 83 |
| rua Alves da Cunha, 33 | Active | €240,000 | €4,000 | 38.9% | 70 | 73 |
| Median comp | €255,000 | €3,343 | 16.1% | 70 | 73 |
Long-term rental The 2-bed apartment in Alto do Seixalinho is currently overpriced by 34.6% compared to its fair value, making it a less attractive option for long-term rental opportunities. With a gross yield of only 2.9%, potential returns are inadequate given the current market conditions. Family rental This apartment is not a favorable choice for family rental, as its pricing significantly exceeds its fair value at €235,523, indicating it's overpriced. Families seeking reasonable accommodation options may look elsewhere for better value in the current market. Buy-and-hold The buy-and-hold strategy is hindered by the property being overpriced at €360,000, where the fair value sits at €235,523, highlighting an unattractive investment landscape. Additionally, the low gross yield of 2.9% suggests that holding this property for long-term appreciation may not yield sufficient returns. Not ideal for luxury market As this property is offered at a price significantly above its fair value, entering the luxury market with it would not be strategic. The value discrepancies indicate that luxury-oriented tenants are unlikely to find suitable offerings here. Not ideal for short-term vacation rental The current asking price of €360,000 exceeds the fair value, which makes the apartment an overpriced option for short-term vacation rentals. Investors in this category typically seek properties that provide better returns based on market rates. Not ideal for student housing Priced well above its fair value, this property is overpriced and thus unsuitable for student housing investment. With lower demand among students for high-cost accommodations, it is unlikely to attract tenants efficiently.
Economic Sensitivity Risk The property may be vulnerable to economic downturns despite a high economic stability score of 80, while a tenant stability score of 70 indicates potential challenges in maintaining long-term tenants.
