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.
1-bedroom, 1-bathroom apartment of 48 m² on the 3rd floor, energy rating E. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy features: This apartment includes a small private balcony overlooking local greenery and is located within walking distance to public transport links and essential amenities.
The valuation. The asking price of €250,000 sits significantly above its fair value of €177,019, indicating an overpricing of €72,981 (41.2%). This suggests that the property is not a viable investment opportunity at the current asking price.
Fair value modelled at €177,019 from 6 comparable sales in the area. Asking €250,000 sits €72,981 (41.2%) above — overpriced versus fair value.
Asking €250,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €197,043 (€4,105/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 34/100 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 €197,043, adjusted for condition and micro-location, gives a modelled fair value of €177,019 (€3,688/m²), a €72,981 (41.2%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 19f801 | Subject | €250,000 | €5,208 | — | 45 | 79 |
| Baixa da Banheira e Vale da Amoreira · 1e612d | Active | €185,000 | €5,441 | 4.5% | 28 | 76 |
| avenida Dom Afonso Henriques | Active | €175,000 | €3,571 | 31.4% | 35 | 78 |
| rua Padre Abel Varzim | Active | €175,000 | €3,804 | 27.0% | 42 | 73 |
| Barreiro e Lavradio · 001a82 | Active | €249,000 | €4,611 | 11.5% | — | 70 |
| Median comp | €180,000 | €4,208 | 19.2% | 35 | 75 |
Long-term rental Given the property’s fair value of €177,019, the current listing price of €250,000 represents a significant gap of 41.2%, making it overpriced for long-term rental purposes. Additionally, the gross yield of 2.5% suggests limited income potential, detracting from its attractiveness to investors seeking stable rental returns. Buy-and-hold Investing in this property as a buy-and-hold strategy appears to be imprudent due to its overpriced valuation, with a substantial gap from fair market value. The poor condition score of 34/100 further diminishes the long-term desirability and potential appreciation of this asset in Barreiro. Family rental This apartment, while located in a predominantly family-friendly neighborhood, is overpriced at €250,000 compared to the fair value of €177,019. The subpar yield of 2.5% combined with the property's low condition score makes it a less favorable option for families looking for reasonable rental prices in the area.
Potential Economic Downturn The property could face increased vacancy risk if local economic factors shift, despite having a strong economic stability score of 80/100 and tenant stability score of 80/100, indicating possible fluctuations in demand.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
