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 house of 62 m², built in 1937, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features a fully equipped contemporary kitchen with high-end appliances and a private patio designed for outdoor leisure, enhancing its appeal for modern living.
The valuation. The asking price of €295,000 sits significantly above the fair value of €124,201, indicating it is overpriced by €170,799 (57.9%). Such a disparity can hinder potential returns for investors. Buy-to-flip angle. A buy-to-flip strategy would likely be challenging due to the high acquisition cost, given the property is overpriced. Immediate resale could result in losses rather than profits. Buy-to-let angle. The estimated rental income of €639 per month leads to a gross yield of only 2.6%, suggesting limited profitability for a buy-to-let strategy. The low yield may not attract long-term investors.
Fair value modelled at €124,201 from the area baseline, adjusted for condition and location. Asking €295,000 sits €170,799 (57.9%) above — overpriced versus fair value.
Asking €295,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €184,822 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €184,822 + condition +€7,750 + location +€9,811 = modelled fair value of €124,201 (€2,003/m²), a €170,799 (57.9%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · b7bf3a | Subject | €295,000 | €4,758 | — | 80 | 73 |
| Palhais e Coina · 9371b4 | Active | €480,000 | €4,444 | 6.6% | 75 | 67 |
| Baixa da Banheira e Vale da Amoreira · 28bb83 | Active | €250,000 | €2,101 | 55.8% | 78 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 937607 | Active | €297,000 | €5,400 | 13.5% | 63 | 67 |
| rua Vasco da Gama | Active | €650,000 | €4,610 | 3.1% | 82 | 76 |
| Median comp | €388,500 | €4,527 | 4.9% | 77 | 70 |
Long-term rental Given the significant disparity between the listing price of €295,000 and the fair value of €124,201, this property is overpriced at a 57.9% premium, making it less appealing for a long-term rental strategy. The gross yield of 2.6% does not compensate for the high initial investment and may deter potential tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overpriced nature and significant gap from fair value, which underscores a potential stagnation in returns over time. With a condition score of 84/100 and neighborhood score of 73/100, while livability is decent, it does not justify the premium paid in this market. Family rental This 2-bed house is overpriced, priced at €295,000 compared to a fair value of €124,201, thus straining affordability for family rentals. Despite the positive aspects of the suburban neighborhood, the high asking price could alienate budget-conscious families seeking rental options in the area.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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