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, 2-bathroom apartment of 83 m², built in 1977, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a closed balcony accessible from the kitchen, enhancing both functionality and the living experience with added versatile space for relaxation or dining. Surroundings: The location offers excellent proximity to green spaces and a comprehensive public transport network, ideal for commuting and recreation.
The valuation. The asking price of €270,000 is significantly above the fair value of €155,400, indicating the property is overpriced by €114,600 (42.4%). This discrepancy raises concerns regarding potential future appreciation and marketability.
Fair value modelled at €155,400 from the area baseline, adjusted for condition and location. Asking €270,000 sits €114,600 (42.4%) above — overpriced versus fair value.
Asking €270,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €247,423 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 77 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €247,423 + condition +€648 + location +€11,992 = modelled fair value of €155,400 (€1,872/m²), a €114,600 (42.4%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 23f3e6 | Subject | €270,000 | €3,253 | — | 73 | 71 |
| avenida do Bocage | Active | €279,000 | €4,429 | 36.1% | 75 | 71 |
| praça Francisco Xavier, 7 | Active | €279,000 | €3,875 | 19.1% | 75 | 71 |
| praceta Leite de Vasconcelos, 8 | Active | €289,000 | €3,400 | 4.5% | 75 | 82 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 0.7% | 73 | 74 |
| Median comp | €284,000 | €3,638 | 11.8% | 75 | 73 |
Long-term rental The 2-bed apartment in Alto do Seixalinho, listed at €270,000, reflects a gap of 42.4% above its fair value of €155,400. With a gross yield of 3.4%, the property is likely to present challenges in maintaining competitive rental prices in a suburban market. Family rental Considering the property’s price of €270,000 compared to the fair value of €155,400, it is positioned 42.4% higher than attractive family rental options. The relatively low yield of 3.4% indicates that families might find more affordable housing in close proximity to Lisbon. Buy-and-hold At €270,000, this apartment is overvalued by 42.4% against its fair value of €155,400, making it a less appealing buy-and-hold investment. The current yield of 3.4% suggests insufficient returns to justify the high purchase price over the long term.
Economic and Tenant Fluctuation Risk: With both economic stability and tenant stability scores at 70/100, there is a substantial risk of potential fluctuations in rental income and market values, as the prevailing scores indicate moderate vulnerability to economic downturns.
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