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 80 m², energy rating B. Located on rua Capitão Tenente Oliveira e Carmo, 22, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious 130m² terrace, perfect for outdoor entertaining, along with a fully equipped modern kitchen featuring high-end appliances.
The valuation. The asking price of €265,000 is significantly higher than its fair value of €152,963, representing an overvaluation of €112,037 (42.3%). This makes the property overpriced in the current market.
Fair value modelled at €152,963 from the area baseline, adjusted for condition and location. Asking €265,000 sits €112,037 (42.3%) above — overpriced versus fair value.
Asking €265,000 versus the rua Capitão Tenente Oliveira e Carmo, 22 area baseline of €137,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 78 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
rua Capitão Tenente Oliveira e Carmo, 22
Area baseline €137,600 + condition -€2,250 + location +€17,613 = modelled fair value of €152,963 (€1,912/m²), a €112,037 (42.3%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Capitão Tenente Oliveira e Carmo, 22 | Subject | €265,000 | €3,313 | — | 75 | 82 |
| Baixa da Banheira e Vale da Amoreira · ba3fb8 | Active | €285,000 | €2,938 | 11.3% | 70 | 71 |
| rua Doutor Rodrigues Lapa, 27 | Active | €277,000 | €2,770 | 16.4% | 74 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 735649 | Active | €318,000 | €3,495 | 5.5% | 78 | 72 |
| rua São João Baptista de Ajudá, 55 | Active | €239,800 | €3,426 | 3.4% | 82 | 76 |
| Median comp | €281,000 | €3,182 | 3.9% | 76 | 72 |
Long-term rental The 2-bed apartment in Alto do Seixalinho is overpriced at €265,000, significantly exceeding its fair value of €152,963 by 42.3%. With a yield of only 3.3%, the current market conditions do not support a sustainable long-term rental investment for this property. Family rental While the neighbourhood boasts a decent quality rating of 82/100, the price of this apartment does not align with its potential rental income, making it overpriced at €265,000. Investing in family rentals usually requires attractive pricing to cover indirect costs and competition, which this property fails to meet. Buy-and-hold The buy-and-hold strategy for this property is not advisable due to its current overpriced status, standing at €265,000 versus a fair value of just €152,963. The economic and housing market metrics suggest that holding onto this property would yield more depreciation than appreciation, given its inadequate yield of 3.3%.
Economic Dependency Risk The high economic stability score of 85/100 indicates a reliance on a few key industries, making the property vulnerable to economic downturns affecting those sectors.
