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 70 m², built in 1976, energy rating E. Located on praceta 7 Portais, 4, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy features: This apartment includes a practical pantry for extra storage and offers a view of the Tagus River, enhancing its potential for both comfortable living and investment.
The valuation. The asking price of €229,000 is significantly above fair value, which stands at €119,730. At a 47.7% premium, this property is overpriced according to market standards.
Fair value modelled at €119,730 from the area baseline, adjusted for condition and location. Asking €229,000 sits €109,270 (47.7%) above — overpriced versus fair value.
Asking €229,000 versus the praceta 7 Portais, 4 area baseline of €208,670 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 65 · Materials 62 · Room dimensions 69). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta 7 Portais, 4
Area baseline €208,670 + condition -€11,266 + location +€10,595 = modelled fair value of €119,730 (€1,710/m²), a €109,270 (47.7%) gap versus the €229,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta 7 Portais, 4 | Subject | €229,000 | €3,271 | — | 65 | 72 |
| rua Dom Nuno Álvares Pereira | Active | €279,000 | €4,043 | 23.6% | 63 | 74 |
| praceta Luciano Ladeira | Active | €259,000 | €3,012 | 7.9% | 68 | 71 |
| rua da Recosta | Active | €249,000 | €3,037 | 7.2% | 68 | 68 |
| praceta Fernão Lopes S / N | Active | €239,900 | €3,199 | 2.2% | — | 81 |
| Median comp | €254,000 | €3,118 | 4.7% | 68 | 73 |
Long-term rental This property, priced at €229,000, significantly exceeds its fair value of €119,730 by 47.7%, indicating that it's overpriced relative to the long-term rental market. With a gross yield of just 3.6%, the financial returns from this investment are unlikely to align positively with its elevated purchase price. Family rental Given the neighbourhood's score of 72/100 and the low crime rates, the property may appeal to families. However, the purchase price of €229,000 remains excessive compared to its fair value, compromising potential yield and financial viability for family rental purposes. Buy-and-hold While this apartment is located within the Lisbon metropolitan area, its current listing price of €229,000 is well above the fair market value of €119,730, indicating that it is overpriced. Thus, the long-term appreciation potential appears limited due to the significant gap from fair value, raising concerns for a buy-and-hold strategy.
Economic Dependency Risk: With an economic stability score of 80, there is a moderate risk that fluctuations in the local economy could impact rental income, especially considering the tenant stability score of 70, which suggests potential tenant turnover.
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