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 73 m², built in 1969, energy rating D. Located on rua São Pedro de Alcântara, 25, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features high ceilings that enhance overall spaciousness and a balcony providing additional natural light and outdoor space, perfect for relaxation.
The valuation. The asking price of €259,000 is significantly above the fair value of €133,712, resulting in an overpricing of €125,288 (48.4%). This valuation indicates the property is not a favorable investment opportunity.
Fair value modelled at €133,712 from the area baseline, adjusted for condition and location. Asking €259,000 sits €125,288 (48.4%) above — overpriced versus fair value.
Asking €259,000 versus the rua São Pedro de Alcântara, 25 area baseline of €125,560 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua São Pedro de Alcântara, 25
Area baseline €125,560 + condition -€2,395 + location +€10,547 = modelled fair value of €133,712 (€1,832/m²), a €125,288 (48.4%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Pedro de Alcântara, 25 | Subject | €259,000 | €3,548 | — | 75 | 71 |
| rua 1º de Maio | Active | €198,000 | €3,143 | 11.4% | 75 | 77 |
| Baixa da Banheira e Vale da Amoreira · ba5bd9 | Active | €245,000 | €3,356 | 5.4% | 70 | 72 |
| rua Florbela Espanca, 32 | Active | €229,000 | €2,899 | 18.3% | 75 | 76 |
| Barreiro e Lavradio · 99f3bf | Active | €240,000 | €3,243 | 8.6% | 72 | 78 |
| Median comp | €234,500 | €3,193 | 10.0% | 74 | 77 |
Long-term rental The property is overpriced at €259,000 compared to the fair value of €133,712, creating a significant gap of 48.4%. With a gross yield of only 3.6%, this investment strategy is unlikely to provide satisfactory returns in the long term. Family rental Given the property’s listing price and fair valuation disparity, it is considered overpriced, diminishing its appeal for family rentals. Families typically seek value, and this property does not meet that criterion with a yield of 3.6% in a suburban area. Buy-and-hold As the property is overpriced at €259,000—with a significant gap from its fair value—this buy-and-hold strategy is not advisable. The economic stability linked to the location does not compensate for the poor investment potential indicated by a low gross yield of 3.6%.
Tenant churn risk High tenant turnover may occur due to a Tenant Stability score of 70/100, potentially leading to increased vacancy rates and higher leasing costs.
