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 76 m², built in 1983, energy rating C. Located on rua Cidade da Praia, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes two enclosed balconies that enhance functionality and offer excellent sun exposure, contributing to its bright and airy atmosphere throughout the living spaces.
The valuation. The asking price of €247,000 is significantly above the fair value of €131,680, sitting at a whopping €115,321 (46.7%) over. The property is therefore classified as overpriced.
Fair value modelled at €131,680 from the area baseline, adjusted for condition and location. Asking €247,000 sits €115,321 (46.7%) above — overpriced versus fair value.
Asking €247,000 versus the rua Cidade da Praia area baseline of €130,720 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 65 · Materials 67 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade da Praia
Area baseline €130,720 + condition -€12,113 + location +€13,072 = modelled fair value of €131,680 (€1,733/m²), a €115,321 (46.7%) gap versus the €247,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia | Subject | €247,000 | €3,250 | — | 65 | 75 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 18.4% | 70 | 75 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 15.9% | 65 | 72 |
| rua Doutor Manuel Pacheco Nobre | Active | €265,000 | €2,849 | 12.3% | 68 | 71 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 20.2% | — | 70 |
| Median comp | €242,500 | €2,692 | 17.2% | 68 | 72 |
Long-term rental The current listing price of €247,000 is significantly above the fair value of €131,680, suggesting that the property is overpriced by 46.7%. With a gross yield of only 3.4%, the financial return does not justify the elevated purchase price. Family rental Pricing this 2-bed apartment at €247,000 overshoots its fair value of €131,680, resulting in a substantial 46.7% price gap, which indicates that the property is overpriced. Although the neighbourhood rates reasonably well, the unattractive yield of 3.4% diminishes its appeal for families seeking rental options. Buy-and-hold At a listing price of €247,000, the apartment is priced excessively compared to its fair value of €131,680, reflecting a price gap of 46.7%, thus categorizing it as overpriced. The low yield of 3.4%, combined with moderate condition and neighbourhood ratings, suggests that this investment may not provide satisfactory long-term returns. Not ideal for: The property is ill-suited for student housing and short-term vacation rentals due to its overpriced status and unappealing yield.
Economic-tenant mismatch risk The moderate economic stability score of 75/100 may indicate potential fluctuations in tenant demand, which could lead to increased vacancy rates despite a matching tenant stability score of 75/100.
