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 71 m², built in 1988, energy rating E. Located on rua São João Baptista de Ajudá, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a private storage unit in the stairwell and is part of a well-managed condominium with scheduled maintenance improvements. Condition: Good condition with a mix of updated kitchen and bathroom.
The valuation. The asking price of €249,000 is significantly above the fair value of €124,058, representing an excess of 50.2%. Thus, this property is deemed overpriced.
Fair value modelled at €124,058 from the area baseline, adjusted for condition and location. Asking €249,000 sits €124,942 (50.2%) above — overpriced versus fair value.
Asking €249,000 versus the rua São João Baptista de Ajudá area baseline of €211,651 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 70 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua São João Baptista de Ajudá
Area baseline €211,651 + condition -€8,320 + location +€10,258 = modelled fair value of €124,058 (€1,747/m²), a €124,942 (50.2%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São João Baptista de Ajudá | Subject | €249,000 | €3,507 | — | 70 | 71 |
| Alto do Seixalinho, Santo André e Verderena · cfdf01 | Active | €215,000 | €3,258 | 7.1% | 75 | 77 |
| rua da Recosta | Active | €249,000 | €3,037 | 13.4% | 68 | 68 |
| rua Adelina Abranches, 38 | Active | €229,000 | €3,578 | 2.0% | 61 | 67 |
| praceta Luciano Ladeira | Active | €259,000 | €3,012 | 14.1% | 68 | 71 |
| Median comp | €239,000 | €3,148 | 10.3% | 68 | 70 |
Long-term rental This 2-bed apartment, priced at €249,000, is significantly overpriced compared to its fair value of €124,058, presenting a notable gap of 50.2%. With a rental yield of just 3.8%, the investment does not meet the typical criteria for sustainable long-term returns in the current market conditions. Family rental The family rental market in Alto do Seixalinho may seem appealing due to the neighborhood's decent rating of 71/100; however, the property’s steep price makes it an unattractive option. Potential tenants may be discouraged by the high rent-to-value ratio, hindering rental demand for families seeking affordable accommodations. Buy-and-hold Holding onto this property as a long-term investment is questionable, given its substantial overvaluation at €249,000 and a fair value of only €124,058. The expected return, with a gross yield of 3.8%, fails to justify the investment risk in an overpriced market, making this strategy less viable. Not ideal for: Short-term rental This apartment's pricing and structure render it unsuitable for short-term rental strategies. The significant gap between listing and fair value implies that potential returns will not align with the competitive demands of the short-term rental market. Not ideal for: Luxury market Given the property's valuation, it does not align with the expectations of the luxury market, which typically seeks properties with premium features and appeal. The high price relative to fair value further distances this apartment from luxury buyers’ preferences. Not ideal for: Student housing The current pricing structure does not support student housing opportunities, as the cost of rent is likely to exceed student budgets. Additionally, the low yield of 3.8% suggests insufficient cash flow for this segment of the market.
Economic and Tenant Stability Risk The property has moderate economic and tenant stability scores of 70/100, indicating potential vulnerability to local economic fluctuations which may impact rental income and occupancy rates.
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