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, 2-bathroom apartment of 98 m², energy rating D. Located on rua Almeida Garrett, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Highlight: This apartment features a spacious living area with distinct environments for living and dining, enhanced by large windows that maximize natural light throughout the day.
The valuation. The asking price of €289,900 sits significantly above the fair value of €193,744, with a difference of €96,156 (33.2%). Verdict: overpriced.
Fair value modelled at €193,744 from the area baseline, adjusted for condition and location. Asking €289,900 sits €96,156 (33.2%) above — overpriced versus fair value.
Asking €289,900 versus the rua Almeida Garrett area baseline of €292,138 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Almeida Garrett
Area baseline €292,138 + condition +€11,025 + location +€14,159 = modelled fair value of €193,744 (€1,977/m²), a €96,156 (33.2%) gap versus the €289,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almeida Garrett | Subject | €289,900 | €2,958 | — | 80 | 71 |
| avenida Joaquim José Fernandes B, 4 | Active | €240,000 | €3,243 | 9.6% | 80 | 72 |
| Barreiro e Lavradio · f36012 | Active | €259,500 | €3,327 | 12.5% | 82 | 78 |
| rua António Aleixo, 24 | Active | €235,000 | €3,310 | 11.9% | 85 | 74 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 20.5% | 80 | 73 |
| Median comp | €249,750 | €3,319 | 12.2% | 81 | 74 |
Long-term rental The property’s 3.4% gross yield indicates that, despite the potential for steady demand in the suburban market near Greater Lisbon, the current price is not justified in relation to its fair value of €193,744. This valuation gap of 33.2% suggests that rent stability could fail to deliver satisfactory returns on investment. Buy-and-hold Holding this property long-term may not be advisable given its listing price of €289,900, which is significantly above the fair value of €193,744. The underlying fundamentals of the location do not support the investment at this inflated price. Family rental While the property may appeal to families due to access to public schools, the 33.2% discrepancy from fair value signifies that it is overpriced for a family rental investment. This misalignment could limit the potential for adequate cash flow and affordable pricing to attract tenants. Not ideal for: Luxury market, Short-term rental, Student housing The property does not align with luxury market expectations, nor does it cater effectively to short-term rental or student housing needs, given its suburban location and pricing mismatch with fair value.
Economic and Tenant Instability Risk The combination of a moderate economic stability score of 70/100 and a tenant stability score of 70/100 indicates potential fluctuations in both market conditions and tenant retention, which could affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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