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 144 m² on the 1st floor, built in 1987, energy rating E. Located on rua Mormugão, 11, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features a closed garage with direct electrical and water connections from the apartment, enhancing convenience for both storage and vehicle use.
The valuation. The asking price of €336,500 sits €114,906, or 34.1%, above the fair value of €221,594, indicating the property is overpriced. This discrepancy suggests that cautious investors may need to negotiate more aggressively or reconsider their interest.
Fair value modelled at €221,594 from the area baseline, adjusted for condition and location. Asking €336,500 sits €114,906 (34.1%) above — overpriced versus fair value.
Asking €336,500 versus the rua Mormugão, 11 area baseline of €429,264 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 54 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Mormugão, 11
Area baseline €429,264 + condition -€45,900 + location +€19,814 = modelled fair value of €221,594 (€1,539/m²), a €114,906 (34.1%) gap versus the €336,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mormugão, 11 | Subject | €336,500 | €2,337 | — | 60 | 70 |
| rua Unidade, 1 | Active | €320,000 | €2,302 | 1.5% | 60 | 73 |
| rua Dom António Ferreira Gomes, 7 | Active | €275,000 | €2,083 | 10.8% | 60 | 75 |
| rua Bordalo Pinheiro S / N | Active | €214,900 | €2,311 | 1.1% | 46 | 72 |
| rua Mormugão, 11 | Active | €370,000 | €3,008 | 28.7% | 60 | 73 |
| Median comp | €297,500 | €2,307 | 1.3% | 60 | 73 |
Long-term rental The property in Alto do Seixalinho, priced at €336,500, falls short of fair value by 34.1%, making it an overpriced investment for long-term rental purposes. With a gross yield of only 2.8% and a condition score of 55/100, future cash flow may not support the acquisition cost. Buy-and-hold With a fair value of €221,594, the €336,500 listing price represents a significant overvaluation of 34.1%, which undermines the buy-and-hold strategy's effectiveness. The relatively low yield of 2.8% suggests limited potential for appreciation, making this property a less desirable long-term asset. Family rental While the suburban location of Barreiro suggests a stable demand for family rentals, the property is overpriced at €336,500, exceeding its fair value by 34.1%. The below-average condition score of 55/100 could deter potential tenants, reducing its competitiveness in the family rental market.
Economic volatility risk The economic stability score of 70/100 indicates potential fluctuations in the local economy that could impact tenant demand and rental income stability.
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