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 86 m², built in 1983, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment benefits from a spacious 16 m² balcony, perfect for outdoor gatherings, and dual aspect windows that enhance natural light and ventilation throughout the living spaces.
The valuation. The asking price of €235,000 sits significantly above the fair value of €140,271, representing an overpricing of €94,729 (40.3%). The current valuation suggests this property is overpriced for its market segment.
Fair value modelled at €140,271 from the area baseline, adjusted for condition and location. Asking €235,000 sits €94,729 (40.3%) above — overpriced versus fair value.
Asking €235,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €147,920 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 55 · Materials 60 · 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 75). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €147,920 + condition -€22,441 + location +€14,792 = modelled fair value of €140,271 (€1,631/m²), a €94,729 (40.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · cfdf03 | Subject | €235,000 | €2,733 | — | 55 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 09009f | Active | €225,000 | €2,885 | 5.6% | 60 | 73 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 5.1% | — | 70 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 18.9% | 65 | 75 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 3.0% | 70 | 75 |
| Median comp | €222,500 | €2,768 | 1.3% | 65 | 74 |
Long-term rental The property presents a gross yield of 3.9%, which is relatively low compared to the fair value of €140,271, indicating that it may not generate sufficient rental income in line with the investment required. Given the 40.3% gap from fair value, this property is overpriced and may struggle to attract long-term tenants efficiently. Family rental While the neighbourhood scores 75/100, suggesting a decent quality of life for families, the significant gap from the fair value indicates that monthly expenses may outweigh rental income. Thus, the property is overpriced and may not be an appealing option for families seeking affordability. Buy-and-hold The current asking price of €235,000 suggests a speculative approach that does not align with the fair value of €140,271, particularly in a suburban context where property appreciation might be limited. Consequently, the investment is overpriced, leading to concerns about potential returns over the long term. Not ideal for short-term vacation rental The high price relative to market value may deter potential guests seeking affordable lodging options. This property is overpriced and therefore not suited for the short-term vacation rental market. Not ideal for luxury market The apartment does not possess the characteristics typical of luxury properties, making it unappealing at the current price point. Being overpriced, it fails to fulfill the demands of the luxury market effectively.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact rental income consistency and overall property profitability.
