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2-bedroom, 1-bathroom apartment of 71 m², built in 1990, energy rating D. Located on rua Piloto Nascimento Costa, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a modern open-plan layout, enhancing space and light, and is situated on the third floor of a building without an elevator, offering privacy and elevated views.
The valuation. The asking price of €245,000 is significantly above fair value, which is assessed at €134,663, resulting in a difference of €110,337 (45.0%). This property is considered overpriced.
Fair value modelled at €134,663 from the area baseline, adjusted for condition and location. Asking €245,000 sits €110,337 (45.0%) above — overpriced versus fair value.
Asking €245,000 versus the rua Piloto Nascimento Costa area baseline of €211,651 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Piloto Nascimento Costa
Area baseline €211,651 + condition +€2,773 + location +€9,770 = modelled fair value of €134,663 (€1,897/m²), a €110,337 (45.0%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Piloto Nascimento Costa | Subject | €245,000 | €3,451 | — | 72 | 70 |
| Alto do Seixalinho, Santo André e Verderena · b7b74f | Active | €278,000 | €3,564 | 3.3% | 75 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 25f836 | Active | €287,000 | €2,899 | 16.0% | 75 | 67 |
| Barreiro e Lavradio · 99f507 | Active | €240,000 | €3,934 | 14.0% | 75 | 73 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 3.3% | 80 | 73 |
| Median comp | €278,000 | €3,564 | 3.3% | 75 | 73 |
Family rental The property is overpriced by 45.0%, which limits its attractiveness as a family rental option given the gap between the listing price and fair value. Furthermore, with a gross yield of only 3.7%, the investment lacks sufficient returns to justify the high entry cost in the current market. Long-term rental With a fair value of €134,663 against the listing price of €245,000, the apartment fails to present a compelling case for long-term rental investment due to its significant overpricing. This disproportionately high valuation compared to the moderate neighborhood amenities and ratings suggests limited potential for reliable rental income. Buy-and-hold Investing in this property as a buy-and-hold strategy is unwise given that it is overpriced by 45.0%, creating a considerable financial burden for future appreciation. The gross yield of 3.7% does not provide a suitable hedge against the overvaluation in a suburban Lisbon context, where the overall neighborhood ratings are average at best.
Economic Volatility Risk The property has a moderate economic stability score of 70/100 combined with a lower tenant stability score of 65/100, indicating potential vulnerability to economic downturns that could affect rental income.
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