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 60 m², built in 1979, energy rating E. Located on rua Dom João de Castro, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a glass-enclosed sunroom that offers additional space and versatility, enhancing the overall utility of the living area.
The valuation. The asking price of €245,000 is significantly above the fair value of €91,676, making this property overpriced by €153,324 (62.6%). This gap suggests it may not be a prudent investment at the current listing price.
Fair value modelled at €91,676 from the area baseline, adjusted for condition and location. Asking €245,000 sits €153,324 (62.6%) above — overpriced versus fair value.
Asking €245,000 versus the rua Dom João de Castro area baseline of €103,200 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 56 · Materials 48 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 78 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João de Castro
Area baseline €103,200 + condition -€21,844 + location +€10,320 = modelled fair value of €91,676 (€1,528/m²), a €153,324 (62.6%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João de Castro | Subject | €245,000 | €4,083 | — | 56 | 75 |
| rua Cidade da Praia, 12 | Active | €235,000 | €3,730 | 8.6% | 55 | 76 |
| Barreiro e Lavradio · 90d9dd | Active | €219,000 | €3,318 | 18.7% | 60 | 75 |
| Baixa da Banheira e Vale da Amoreira · 023a1a | Active | €215,000 | €3,359 | 17.7% | 58 | 71 |
| rua Adelina Abranches, 38 | Active | €229,000 | €3,578 | 12.4% | 61 | 67 |
| Median comp | €224,000 | €3,469 | 15.1% | 59 | 73 |
Long-term rental The apartment in Alto do Seixalinho is overpriced at €245,000, with a fair value of only €91,676, reflecting a 62.6% gap. While the low crime rates and decent school access in the area may attract tenants, the current yield of 3.5% gross does not justify this elevated price point. Buy-and-hold Investing in this property as a buy-and-hold strategy is unwise due to its significant overvaluation; the listing price is over twice the fair value. Although proximity to Lisbon and community amenities could have future potential, the current market conditions and yield do not support a sound investment. Family rental While families may benefit from the location's amenities and lower crime rates, the apartment's asking price of €245,000 is significantly above its fair value of €91,676. In a family rental context, the 3.5% gross yield and overall condition rating of 52 out of 100 suggest that this investment does not represent a prudent choice given its overpriced status.
Potential tenant turnover: With a tenant stability score of 70/100, there is a moderate risk of tenant turnover that could lead to increased vacancy rates and associated costs over time.
