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 78 m², built in 1977, energy rating C. Located on praceta Avelar Brotero, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes two balconies providing excellent outdoor space and is located near essential amenities like schools, a hospital, and a city park for added convenience.
The valuation. The asking price of €210,000 sits significantly above the fair value of €136,462, resulting in an overpricing of €73,538 (35.0%). This suggests a challenging investment landscape for potential buyers.
Fair value modelled at €136,462 from the area baseline, adjusted for condition and location. Asking €210,000 sits €73,538 (35.0%) above — overpriced versus fair value.
Asking €210,000 versus the praceta Avelar Brotero area baseline of €232,518 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 70 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Avelar Brotero
Area baseline €232,518 + condition -€12,188 + location +€14,489 = modelled fair value of €136,462 (€1,750/m²), a €73,538 (35.0%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Avelar Brotero | Subject | €210,000 | €2,692 | — | 70 | 77 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 1.5% | 70 | 75 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 20.7% | 65 | 75 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 1.5% | 65 | 72 |
| rua Doutor Manuel Pacheco Nobre | Active | €265,000 | €2,849 | 5.8% | 68 | 71 |
| Median comp | €256,000 | €2,791 | 3.6% | 67 | 74 |
Long-term rental The property is priced at €210,000, which is significantly above its fair value of €136,462, creating a 35.0% gap. With a gross yield of only 4.3%, the long-term rental strategy appears to be less attractive given the high purchase price. Family rental At €210,000, this property does not represent a compelling investment for family rental due to its overpriced nature compared to the fair value of €136,462. The modest appeal of the 4.3% yield in this suburban location makes it a less desirable choice for families seeking rental options. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, as it is valued at €210,000, which is well above the fair market value of €136,462. The anticipated growth in this suburban area may not justify the high entry cost and only modest yield of 4.3%.
Economic downturn risk With an economic stability score of 80/100, there is a potential risk that local economic conditions could worsen, negatively affecting tenant retention and income stability, especially given the tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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