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 61 m², built in 1971, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features two balconies that enhance natural light and provide enjoyable outdoor spaces, situated on the first floor of a charming low-rise building with only three units.
The valuation. The asking price of €247,500 is notably above the fair value of €95,376, representing a significant overvaluation of €152,124 (61.5%). The property should be reconsidered at a lower price point to reflect true market value.
Fair value modelled at €95,376 from the area baseline, adjusted for condition and location. Asking €247,500 sits €152,124 (61.5%) above — overpriced versus fair value.
Asking €247,500 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €181,841 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 58 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €181,841 + condition -€18,777 + location +€9,233 = modelled fair value of €95,376 (€1,564/m²), a €152,124 (61.5%) gap versus the €247,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 9389a2 | Subject | €247,500 | €4,057 | — | 60 | 72 |
| avenida Bocage, 67 | Active | €265,000 | €3,681 | 9.3% | 55 | 68 |
| rua Rogério Paulo | Active | €249,900 | €2,940 | 27.5% | 63 | 73 |
| Alto do Seixalinho, Santo André e Verderena · ba59c4 | Active | €220,000 | €3,607 | 11.1% | 45 | 75 |
| Alto do Seixalinho, Santo André e Verderena · f35f76 | Active | €235,000 | €3,310 | 18.4% | — | 71 |
| Median comp | €242,450 | €3,459 | 14.8% | 55 | 72 |
Family rental The 2-bed apartment in Alto do Seixalinho is not a viable choice for family rental given its significant gap of 61.5% above fair value, ultimately leading to lower tenant demand. With a gross yield of just 3.5% and a condition rating of 55/100, the property may struggle to attract adequate rental revenue in a family-oriented community. Long-term rental Investing in this property for long-term rental appears less than ideal due to its overpriced listing of €247,500 compared to a fair value of €95,376, indicating a misalignment with market expectations. The 3.5% gross yield does not justify the investment, particularly in a neighborhood scoring only 72/100 for its overall appeal. Buy-and-hold Opting for a buy-and-hold strategy on this Alto do Seixalinho apartment is unfavorable, as it is currently priced 61.5% above its fair value, suggesting a lack of appreciation potential. With a moderate condition score and limited yield, the investment risks being stagnant in a suburban landscape near Lisbon that benefits from good transport links but is plagued by inflated property values.
Economic Fluctuation Risk The economic stability score of 70/100 suggests potential vulnerability to economic downturns, which could impact tenant retention and rental income.
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