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, 1-bathroom apartment of 87 m² on the 2nd floor, built in 1976, energy rating C. Located on rua Nuno Tristão, 26, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment's potential for profit is amplified by its proximity to Barreiro Hospital, making it highly desirable for healthcare professionals seeking rental options. Investment Potential: High demand due to dynamic local commerce.
The valuation. The asking price of €255,000 is significantly above the fair value of €133,417, representing a premium of €121,583 (47.7%). This property is consequently overpriced, making it a less attractive investment option.
Fair value modelled at €133,417 from the area baseline, adjusted for condition and location. Asking €255,000 sits €121,583 (47.7%) above — overpriced versus fair value.
Asking €255,000 versus the rua Nuno Tristão, 26 area baseline of €259,347 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 75 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Nuno Tristão, 26
Area baseline €259,347 + condition -€27,595 + location +€11,373 = modelled fair value of €133,417 (€1,534/m²), a €121,583 (47.7%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nuno Tristão, 26 | Subject | €255,000 | €2,931 | — | 60 | 69 |
| Alto do Seixalinho, Santo André e Verderena · 023b85 | Active | €289,500 | €3,574 | 21.9% | 55 | 75 |
| rua Fernão de Magalhães, 6 | Active | €249,900 | €2,631 | 10.3% | 60 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 09009f | Active | €225,000 | €2,885 | 1.6% | 60 | 73 |
| Alto do Seixalinho, Santo André e Verderena · cfdf03 | Active | €235,000 | €2,733 | 6.8% | 55 | 75 |
| Median comp | €242,450 | €2,809 | 4.2% | 58 | 75 |
Long-term rental The 3-bed apartment in Alto do Seixalinho is overpriced with a listing price of €255,000, significantly exceeding the fair value of €133,417 by 47.7%. The gross yield of 3.8% does not justify the elevated price in the context of a suburban market showing average tenant quality and standard amenities. Family rental While the location may appeal to families, the property at €255,000 is overstated in value, with a fair value benchmark of €133,417 creating a substantial pricing gap. Given the blended condition rating of 55/100 and the family-oriented neighborhood score of 69/100, this investment lacks the appealing return potential that a family rental typically seeks. Buy-and-hold The high asking price of €255,000 for this property positions it as overpriced; with a fair value of €133,417, investors may struggle to achieve desired returns in a buy-and-hold strategy. The current yield of 3.8% coupled with the average neighbourhood dynamics does not support a solid investment case for long-term holding. Not ideal for: Student housing and Luxury market.
Potential Market Decline The economic and tenant stability scores of 65/100 suggest a moderate risk of market instability, which could lead to increased vacancy rates and decreased rental income.
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