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 92 m², built in 2001, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a dedicated 8.61 m² storage room, providing extra space for belongings, and is situated in a ground-floor location for easy accessibility.
The valuation. The asking price of €265,000 sits significantly above the fair value of €167,308, leading to an overpricing of €97,692 (36.9%). This makes the property an unattractive investment at its current list price.
Fair value modelled at €167,308 from the area baseline, adjusted for condition and location. Asking €265,000 sits €97,692 (36.9%) above — overpriced versus fair value.
Asking €265,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €274,252 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 68 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · 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 €274,252 + condition -€6,756 + location +€15,824 = modelled fair value of €167,308 (€1,819/m²), a €97,692 (36.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 225ce4 | Subject | €265,000 | €2,880 | — | 72 | 75 |
| rua Florbela Espanca, 32 | Active | €229,000 | €2,899 | 0.6% | 75 | 76 |
| rua 1º de Maio | Active | €198,000 | €3,143 | 9.1% | 75 | 77 |
| rua São Pedro de Alcântara, 25 | Active | €259,000 | €3,548 | 23.2% | 75 | 71 |
| Baixa da Banheira e Vale da Amoreira · ba5bd9 | Active | €245,000 | €3,356 | 16.5% | 70 | 72 |
| Median comp | €237,000 | €3,250 | 12.8% | 75 | 74 |
Long-term rental The property's current listing price of €265,000 is significantly above its fair value of €167,308, suggesting it is overpriced by 36.9%. With a gross yield of 3.6%, the investment may not provide adequate returns given the market conditions and property valuation. Family rental While the location offers proximity to Lisbon and suburban amenities, the €265,000 price tag is still markedly higher than the fair value of €167,308, indicating a 36.9% overpricing. Family rentals typically benefit from tenant stability, but at this price point, the investment may not attract quality tenants sustainably. Buy-and-hold The gap between the current listing price and fair value, at 36.9%, suggests the property is not a sound buy-and-hold investment at €265,000. Even with a decent neighbourhood rating of 75/100, the high purchase price may limit long-term appreciation potential and overall profitability.
Economic Vulnerability A drop in economic stability from 80/100 could lead to increased tenant turnover, particularly with a tenant stability score of 70/100.
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