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 117 m², built in 1991, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property boasts an unobstructed river view and is conveniently located next to Barreiro's City Park, enhancing its appeal for outdoor enthusiasts.
The valuation. The asking price of €350,000 is €95,700 (37.6%) above the fair value of €254,300. This property is considered overpriced based on the current market conditions.
Fair value modelled at €254,300 from 6 comparable sales in the area. Asking €350,000 sits €95,700 (37.6%) above — overpriced versus fair value.
Asking €350,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €220,636 (€1,886/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €220,636, adjusted for condition and micro-location, gives a modelled fair value of €254,300 (€2,174/m²), a €95,700 (37.6%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 4a4344 | Subject | €350,000 | €2,991 | — | 70 | 75 |
| rua Sebastião da Gama | Active | €269,900 | €2,045 | 31.6% | 68 | 71 |
| Baixa da Banheira e Vale da Amoreira · 6c7b57 | Active | €310,000 | €2,230 | 25.4% | 72 | 73 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 22.8% | 65 | 72 |
| Santo António da Charneca · be937c | Active | €240,000 | €2,791 | 6.7% | — | 75 |
| Median comp | €287,450 | €2,271 | 24.1% | 68 | 73 |
Long-term rental The property in Alto do Seixalinho is overpriced by 37.6% compared to its fair value of €254,300, making it a less attractive long-term investment. With a gross yield of only 3.3% and a condition score of 67/100, potential returns may not justify the high entry price. Family rental Given its family-oriented neighborhood and low crime rate, this property could serve as a family rental. However, its 37.6% gap from fair value raises concerns about profitability in this segment, especially with a yield of just 3.3%. Buy-and-hold While the property is located in a suburban area with good connectivity, its current valuation at €350,000 is significantly above its fair value of €254,300. This overpricing, combined with a moderate yield of 3.3%, suggests that holding this investment for appreciation may not be advisable in the current market. Not ideal for short-term rental This property, while located in a desirable suburban area, is overpriced, which limits its viability for short-term rental strategies. With current market conditions, the expected returns do not align with the high purchase price, making it a poor fit for such rental models. Not ideal for student housing Although the property is situated in a family-oriented neighborhood, its overpriced valuation makes it an unsuitable investment for the student housing market. The gap between the listing price and fair value indicates that potential returns would not meet necessary expectations for this demographic.
Potential Economic Downturn The economic stability score of 80/100 suggests a solid backdrop, but the tenant stability score of 75/100 indicates a moderate risk of tenant turnover during economic fluctuations.
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