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, 2-bathroom apartment of 85 m², built in 1998, energy rating C. Located on praceta Leite de Vasconcelos, 8, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This renovated ground-floor apartment offers a quiet location on a dead-end street, ensuring minimal traffic noise and easy parking access near public transport and services.
The valuation. The asking price of €289,000 exceeds the fair value of €168,234 by €120,766 (41.8%), indicating that the property is overpriced. This discrepancy suggests caution for potential investors considering entry into this market.
Fair value modelled at €168,234 from the area baseline, adjusted for condition and location. Asking €289,000 sits €120,766 (41.8%) above — overpriced versus fair value.
Asking €289,000 versus the praceta Leite de Vasconcelos, 8 area baseline of €253,385 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praceta Leite de Vasconcelos, 8
Area baseline €253,385 + condition +€3,320 + location +€18,714 = modelled fair value of €168,234 (€1,979/m²), a €120,766 (41.8%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Leite de Vasconcelos, 8 | Subject | €289,000 | €3,400 | — | 75 | 82 |
| Baixa da Banheira e Vale da Amoreira · 6fbdfd | Active | €325,000 | €2,708 | 20.3% | 72 | 70 |
| rua Luzia Santos, 10 | Active | €325,000 | €2,731 | 19.7% | 70 | 73 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 5.0% | 73 | 74 |
| rua Ferrer Trindade | Active | €358,000 | €2,864 | 15.8% | 70 | 76 |
| Median comp | €325,000 | €2,798 | 17.7% | 71 | 74 |
Family rental The property presents an attractive gross yield of 3.4%, but at a listing price of €289,000, it is considerably overpriced compared to the fair value of €168,234, representing a 41.8% gap. This significant overvaluation diminishes potential income and would make long-term viability unattainable in a competitive family rental market. Buy-and-hold While the neighbourhood boasts a commendable rating of 82/100, the property is overpriced at €289,000 compared to a fair market value of €168,234, indicating a 41.8% premium that is unsustainable. Such overpricing, alongside a modest yield of 3.4%, undermines its prospects as a solid buy-and-hold investment. Value-add renovation Considering the property's rating of 78/100 for condition, there is potential for value-add through renovations; however, the current price of €289,000 is 41.8% above the fair value of €168,234, rendering it overpriced. The high entry cost limits the profitability of potential improvements, making this strategy less attractive in this market context.
Tenant turnover risk: With a tenant stability score of 80/100, there is a moderate risk of potential turnover that could lead to temporary vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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