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 75 m², built in 1973, energy rating C. Located on rua da Recosta, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a serene riverside location with easy access to natural landscapes, enhancing the overall living experience with recreational opportunities nearby.
The valuation. The asking price of €279,000 is significantly above the fair value of €148,555, by €130,445 (46.8%). The property is therefore overpriced, which may limit its attractiveness to serious buyers.
Fair value modelled at €148,555 from the area baseline, adjusted for condition and location. Asking €279,000 sits €130,445 (46.8%) above — overpriced versus fair value.
Asking €279,000 versus the rua da Recosta area baseline of €223,575 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua da Recosta
Area baseline €223,575 + condition +€8,203 + location +€11,352 = modelled fair value of €148,555 (€1,981/m²), a €130,445 (46.8%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Recosta | Subject | €279,000 | €3,720 | — | 80 | 72 |
| rua Piloto Nascimento Costa | Active | €309,000 | €4,120 | 10.8% | 80 | 73 |
| rua Amílcar Cabral, 14 | Active | €247,500 | €3,808 | 2.4% | 80 | 72 |
| Barreiro e Lavradio · 0901d3 | Active | €340,000 | €2,833 | 23.8% | 76 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 0901c8 | Active | €239,000 | €3,187 | 14.3% | 75 | 74 |
| Median comp | €278,250 | €3,498 | 6.0% | 78 | 73 |
Long-term rental Given the current market dynamics, this 2-bed apartment's pricing reflects an excessive premium compared to its fair value, indicating it is OVERPRICED. The current gross yield of 3.3% does not justify the elevated purchase price, making it less attractive for long-term rental strategies. Buy-and-hold Investors considering a buy-and-hold strategy should note that this property is OVERPRICED, with a fair value significantly lower than the listing price. While the neighborhood benefits from suburban Lisbon characteristics and amenities, the substantial gap from fair value diminishes potential long-term capital appreciation. Family rental This property may appeal to families due to its substantial size and decent condition; however, the OVERPRICED status at €279,000 compromises its attractiveness as a family rental investment. The yield of 3.3% is inadequate compared to the fair value potential, which diminishes its viability for family rental purposes.
Tenant turnover risk A Tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and rental income instability.
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