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 72 m², energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes two closed balconies that enhance usable living space, and the building is situated on a quiet cul-de-sac, ensuring minimal traffic noise.
The valuation. The asking price of €185,000 sits significantly above the fair value of €104,564, representing a premium of €80,436 (43.5%). This property is therefore considered overpriced.
Fair value modelled at €104,564 from the area baseline, adjusted for condition and location. Asking €185,000 sits €80,436 (43.5%) above — overpriced versus fair value.
Asking €185,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €203,976 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 (Condition 45 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €203,976 + condition -€28,688 + location +€9,412 = modelled fair value of €104,564 (€1,452/m²), a €80,436 (43.5%) gap versus the €185,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 4a8214 | Subject | €185,000 | €2,569 | — | 45 | 69 |
| praceta Primeiro de Dezembro | Active | €232,000 | €2,392 | 6.9% | 47 | 73 |
| Baixa da Banheira e Vale da Amoreira · ba59a6 | Active | €200,000 | €2,532 | 1.5% | — | 71 |
| rua Carlos Augusto dos Santos | Active | €209,000 | €2,488 | 3.2% | 68 | 71 |
| Baixa da Banheira e Vale da Amoreira · 99f34e | Active | €245,000 | €3,356 | 30.6% | 54 | 68 |
| Median comp | €220,500 | €2,510 | 2.3% | 54 | 71 |
Family rental The property in Alto do Seixalinho at €185,000 is not a competitive option for family rentals given the current fair value of €104,564, resulting in a significant 43.5% gap, indicating it's overpriced. With a gross yield of 4.7% and a decent neighbourhood rating of 69/100, families may find better value elsewhere. Long-term rental At a listing price of €185,000, the property’s fair value of €104,564 suggests it's overpriced, making it a less attractive option for long-term renting. The 4.7% gross yield may not justify the premium, especially given the property’s condition rating of 50/100. Buy-and-hold Investing in the €185,000 property for a buy-and-hold strategy may not be advisable, as it is overpriced compared to the fair valuation of €104,564, creating a 43.5% gap. While the suburban location allows access to Lisbon, the insufficient yield and property condition could hinder long-term appreciation potential.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate level of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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