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 72 m² on the 2nd floor, built in 1960, energy rating C. Located on praça Francisco Xavier, 7, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts an upgraded thermal insulation system and integrated LED lighting, enhancing energy efficiency and modern aesthetics throughout the space.
The valuation. The asking price of €279,000 significantly exceeds the fair value of €139,193 by €139,807 (50.1%). Therefore, the property is overpriced.
Fair value modelled at €139,193 from the area baseline, adjusted for condition and location. Asking €279,000 sits €139,807 (50.1%) above — overpriced versus fair value.
Asking €279,000 versus the praça Francisco Xavier, 7 area baseline of €123,840 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praça Francisco Xavier, 7
Area baseline €123,840 + condition +€4,950 + location +€10,403 = modelled fair value of €139,193 (€1,933/m²), a €139,807 (50.1%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Francisco Xavier, 7 | Subject | €279,000 | €3,875 | — | 75 | 71 |
| rua de Angola, 30 | Active | €219,000 | €3,650 | 5.8% | 85 | 74 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 11.6% | 75 | 73 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 13.5% | 80 | 70 |
| Baixa da Banheira e Vale da Amoreira · cfdea1 | Active | €247,500 | €3,300 | 14.8% | 80 | 75 |
| Median comp | €247,750 | €3,388 | 12.6% | 80 | 74 |
Long-term rental The property, listed at €279,000, is overpriced with a significant gap of 50.1% compared to its fair value of €139,193. With a gross yield of only 3.1%, it does not offer an attractive return for long-term investors. Family rental This 2-bed apartment in Alto do Seixalinho, Barreiro, is listed notably above its fair value, making it an overpriced option for family rentals. Considering the location provides access to Lisbon's amenities, higher rents would still not justify the current listing price. Buy-and-hold The buy-and-hold strategy is hindered by the apartment being priced at €279,000, which is 50.1% above its fair value of €139,193, marking it as overpriced. Given the moderate condition rating of 79/100, long-term appreciation prospects are unlikely to compensate for this initial overvaluation.
Tenant Turnover Risk A tenant stability score of 65/100 suggests a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and lost rental income.
