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 67 m², energy rating B. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes well-maintained parquet flooring and offers a bright living space that invites customization, ideal for personalizing to modern tastes.
The valuation. The asking price of €249,000 is significantly above the fair value of €98,561, representing an overvaluation of €150,439 (60.4%). This price discrepancy suggests the property is overpriced relative to its actual market value.
Fair value modelled at €98,561 from the area baseline, adjusted for condition and location. Asking €249,000 sits €150,439 (60.4%) above — overpriced versus fair value.
Asking €249,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €115,240 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 50 · Materials 45 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 71). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €115,240 + condition -€27,742 + location +€11,063 = modelled fair value of €98,561 (€1,471/m²), a €150,439 (60.4%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 4201bc | Subject | €249,000 | €3,716 | — | 50 | 74 |
| rua Alves da Cunha, 13 | Active | €195,000 | €3,421 | 7.9% | 42 | 78 |
| rua Diogo Cão, 13 | Active | €209,000 | €2,986 | 19.7% | 45 | 73 |
| Barreiro e Lavradio · 49b766 | Active | €245,000 | €5,326 | 43.3% | 45 | 71 |
| Baixa da Banheira e Vale da Amoreira · 82c7ab | Active | €212,500 | €3,269 | 12.0% | 60 | 72 |
| Median comp | €210,750 | €3,345 | 10.0% | 45 | 73 |
Long-term rental The property presents a yield of 3.7%, which is significantly lower than the market average, indicating that it is overpriced in the context of long-term rental investments. Additionally, the condition score of 49/100 suggests that significant renovations may be required, further diminishing potential rental income. Family rental With the property priced at €249,000, it does not align with potential family rental budgets when the fair value is only €98,561, leading to the conclusion that this unit is overpriced. Furthermore, while the neighborhood rating of 74/100 is decent, it may not compensate for the high acquisition cost, impacting affordability for families seeking suitable housing. Buy-and-hold The current listing price represents a 60.4% gap from its fair value, illustrating that this asset is overpriced for a buy-and-hold strategy. The lack of rental yield and the comparatively low condition rating raises concerns about the long-term appreciation potential of this investment in a commuter area. Not ideal for: luxury market, short-term vacation rental, student housing
Tenant retention risk The combined Tenant Stability score of 71/100 signals potential challenges retaining tenants, which may lead to increased vacancy rates and loss of rental income.
