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 70 m², energy rating C. Located on largo 3 de Maio, 16, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts modern kitchen cabinets and a bathroom with a window, enhancing both functionality and ventilation.
The valuation. The asking price of €256,000 is significantly above fair value, which is assessed at €122,792. This results in an overall overvaluation of €133,208 (52.0%).
Fair value modelled at €122,792 from the area baseline, adjusted for condition and location. Asking €256,000 sits €133,208 (52.0%) above — overpriced versus fair value.
Asking €256,000 versus the largo 3 de Maio, 16 area baseline of €208,670 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 68 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
largo 3 de Maio, 16
Area baseline €208,670 + condition -€8,203 + location +€10,595 = modelled fair value of €122,792 (€1,754/m²), a €133,208 (52.0%) gap versus the €256,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo 3 de Maio, 16 | Subject | €256,000 | €3,657 | — | 70 | 72 |
| rua Doutor Manuel Pacheco Nobre | Active | €265,000 | €2,849 | 22.1% | 68 | 71 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 25.3% | 65 | 72 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 27.5% | 70 | 75 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 11.1% | 65 | 75 |
| Median comp | €256,000 | €2,791 | 23.7% | 67 | 74 |
Long-term rental The apartment in Alto do Seixalinho is overpriced by 52%, making it a risky investment for long-term rental strategies. With a gross yield of only 3.7%, potential returns may not justify the elevated purchase price. Buy-and-hold This property represents a challenge for a buy-and-hold investment due to its significant overvaluation compared to its fair value of €122,792. While the location offers good infrastructure, the current pricing diminishes the expected appreciation over time. Family rental The family rental market may be impacted negatively by the property’s 52% overpricing, as affordability becomes a concern for potential tenants. Despite the decent neighborhood rating of 72/100, the elevated cost makes it less attractive for families seeking sustainable rental options.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy 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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