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 93 m², built in 1988, energy rating C. Located on rua Doutor Manuel Pacheco Nobre, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes a closed kitchen balcony, which enhances usable space, and air conditioning units in both the living room and master bedroom for year-round comfort.
The valuation. The asking price of €265,000 is significantly above the fair value of €161,045, representing an overpriced property with a difference of €103,955 (39.2%). This indicates that the listing is not aligned with market expectations for value.
Fair value modelled at €161,045 from the area baseline, adjusted for condition and location. Asking €265,000 sits €103,955 (39.2%) above — overpriced versus fair value.
Asking €265,000 versus the rua Doutor Manuel Pacheco Nobre area baseline of €159,960 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Manuel Pacheco Nobre
Area baseline €159,960 + condition -€12,352 + location +€13,437 = modelled fair value of €161,045 (€1,732/m²), a €103,955 (39.2%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel Pacheco Nobre | Subject | €265,000 | €2,849 | — | 68 | 71 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 4.1% | 65 | 72 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 7.0% | 70 | 75 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 14.1% | 65 | 75 |
| rua Augusto Gil S / N | Active | €277,000 | €2,916 | 2.3% | 72 | 68 |
| Median comp | €256,000 | €2,824 | 0.9% | 68 | 74 |
Long-term rental This property, priced at €265,000, is significantly overpriced compared to its fair value of €161,045, indicating a gap of 39.2%. With a gross yield of 3.7%, the potential return does not justify the investment given the current market conditions. Family rental As a family rental, this property may face challenges due to its overvaluation at 39.2% above the fair price of €161,045. While the area is safe and provides access to urban amenities, the yield of 3.7% remains insufficient for a sound investment in today's economic climate. Buy-and-hold The buy-and-hold strategy appears unpromising for this property, valued at €265,000, which is overpriced by 39.2% relative to its fair value of €161,045. The generated yield of 3.7% does not offer the stability and profits typically sought for long-term investment horizons.
Economic downturn risk A relatively high economic stability score of 75 indicates a decent but potentially vulnerable economic environment, while a tenant stability score of 70 suggests that tenant retention may be inconsistent, leading to possible vacancy risks in the future.
