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.
3-bedroom, 1-bathroom apartment of 122 m², built in 2008, energy rating C. Located on rua Calouste Gulbenkian, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Location Advantage: This property features a fireplace, providing both a cozy ambiance and an ideal setting for family gatherings, complemented by a balcony enhancing outdoor connectivity. Modern Upgrades: The bathrooms are updated with high-quality fixtures, reflecting contemporary standards in a well-maintained environment that adds value to the property.
The valuation. The asking price of €385,000 is significantly above the fair value of €231,165, representing an overpricing of €153,835 (40.0%). This property does not present a financially sound investment based on its current valuation.
Fair value modelled at €231,165 from the area baseline, adjusted for condition and location. Asking €385,000 sits €153,835 (40.0%) above — overpriced versus fair value.
Asking €385,000 versus the rua Calouste Gulbenkian area baseline of €363,682 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 80 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Calouste Gulbenkian
Area baseline €363,682 + condition +€2,859 + location +€18,466 = modelled fair value of €231,165 (€1,895/m²), a €153,835 (40.0%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Calouste Gulbenkian | Subject | €385,000 | €3,156 | — | 73 | 72 |
| rua da Bandeira, 24 | Active | €279,000 | €3,720 | 17.9% | 70 | 76 |
| rua Azevedo Coutinho, 6 | Active | €275,000 | €2,835 | 10.2% | 78 | 80 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b7b518 | Active | €525,000 | €3,523 | 11.7% | 75 | 81 |
| rua Américo da Silva Marinho | Active | €310,000 | €2,743 | 13.1% | 76 | 74 |
| Median comp | €294,500 | €3,179 | 0.7% | 76 | 78 |
Long-term rental The property is overpriced at €385,000 compared to a fair value of €231,165, representing a 40% gap. With a gross yield of only 3%, the investment potential does not justify the current pricing in the long-term rental market. Family rental Priced at €385,000, this apartment exceeds fair value by 40%, making it less appealing for family rental purposes. The neighborhood's safety and educational options are adequate, but the yield of 3% does not support the current asking price. Buy-and-hold Investing in this property at €385,000, which is 40% above fair value, poses risks for buy-and-hold strategies due to the low gross yield of 3%. While the area has decent neighborhood scores, the pricing strategy undermines potential long-term capital appreciation. Not ideal for luxury market The property is priced at a premium, which is inconsistent with its average neighborhood scores and overall condition. Targeting a luxury client base would therefore be unaligned with the intrinsic value of the apartment. Not ideal for short-term vacation rental This apartment's pricing at €385,000, significantly above fair value, does not align with the market dynamics and occupancy expectations for short-term vacation rentals. The suburban context also indicates potential limitations in attracting transient guests.
Economic and Tenant Instability Risk With an economic stability score of 70 and a tenant stability score of 65, there is a significant risk of fluctuating rental income due to potential economic downturns and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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