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 88 m², built in 1974, energy rating D. Located on rua Cidade da Praia, 11, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a practical pantry for enhanced organization and is situated in a well-managed building that offers a tranquil, predominantly residential environment.
The valuation. The asking price of €275,000 is significantly higher than the fair value of €160,914, reflecting an overpriced situation by €114,086 or 41.5%. This discrepancy suggests that potential buyers should be cautious before investing.
Fair value modelled at €160,914 from the area baseline, adjusted for condition and location. Asking €275,000 sits €114,086 (41.5%) above — overpriced versus fair value.
Asking €275,000 versus the rua Cidade da Praia, 11 area baseline of €262,328 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 75 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade da Praia, 11
Area baseline €262,328 + condition -€6,188 + location +€15,741 = modelled fair value of €160,914 (€1,829/m²), a €114,086 (41.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 11 | Subject | €275,000 | €3,125 | — | 75 | 76 |
| rua Alves da Cunha, 33 | Active | €240,000 | €4,000 | 28.0% | 70 | 73 |
| rua Aquilino Ribeiro | Active | €265,000 | €2,650 | 15.2% | 70 | 73 |
| rua Florbela Espanca, 32 | Active | €229,000 | €2,899 | 7.2% | 75 | 76 |
| rua 1º de Maio | Active | €198,000 | €3,143 | 0.6% | 75 | 77 |
| Median comp | €234,500 | €3,021 | 3.3% | 73 | 75 |
Long-term rental The apartment's listing price of €275,000 represents a stark gap of 41.5% from its fair value of €160,914, indicating that the investment is overpriced. With a gross yield of only 3.1%, this property may not provide the expected long-term financial return, especially given its current market valuation. Family rental At €275,000, the asking price surpasses fair value by 41.5%, leading to the conclusion that this property is overpriced. While the neighborhood scores well in conditions and amenities, the compromised return on investment and high price point make it less appealing for family rental opportunities. Buy-and-hold The pricing of this apartment at €275,000 is 41.5% above the fair value of €160,914, classifying the investment as overpriced. While the location offers potential benefits, the low gross yield of 3.1% indicates that holding onto this property may not yield satisfactory returns in the long term.
Potential Decrease in Tenant Stability: With a tenant stability score of 70/100, there is a risk of increased vacancy rates or tenant turnover, potentially impacting rental income.
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