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 69 m², built in 1978, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment's double-glazing and thermal shutters enhance energy efficiency and comfort, while the exceptionally low monthly condominium fee of €20 is a rare asset in this area.
The valuation. The asking price of €220,000 is significantly above the fair value of €167,298, resulting in an overpriced assessment of €52,702 (31.5%). This indicates the property may not represent a sound investment opportunity based on current market valuations.
Fair value modelled at €167,298 from 6 comparable sales in the area. Asking €220,000 sits €52,702 (31.5%) above — overpriced versus fair value.
Asking €220,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €139,565 (€2,023/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is above the parish average, lifting 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 €139,565, adjusted for condition and micro-location, gives a modelled fair value of €167,298 (€2,425/m²), a €52,702 (31.5%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · f5ec2a | Subject | €220,000 | €3,188 | — | 72 | 70 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 25.9% | 72 | 66 |
| Barreiro e Lavradio · 23f3ad | Active | €250,000 | €2,193 | 31.2% | 66 | 74 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 20.8% | 72 | 75 |
| rua Carlos Augusto dos Santos | Active | €209,000 | €2,488 | 22.0% | 68 | 71 |
| Median comp | €247,500 | €2,425 | 24.0% | 70 | 73 |
Long-term rental The property offers a gross yield of 4.2%, which may appeal to long-term investors; however, with a fair value of €167,298, it is currently overpriced at €220,000, presenting a significant gap of 31.5%. This pricing challenge may hinder potential cash flow and tenant engagement in a suburban location. Family rental Given its size and condition rating of 70/100, the property could serve as a family rental; however, the current overpriced status at €220,000 compared to a fair value of €167,298 could limit profitability. Families looking for affordable options might shy away from an undervalued listing in a suburban setting, making it less attractive as a family rental. Buy-and-hold As a buy-and-hold opportunity, this property is less appealing due to its overpriced listing of €220,000, significantly above the fair value of €167,298, resulting in a 31.5% disparity. Investors must consider that the suburban location combined with moderately rated amenities may not yield the expected appreciation relative to its current price point.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for high tenant turnover, which could disrupt cash flow and increase vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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