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 104 m² on the 1st floor, built in 1995, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes an attic storage space, enhancing storage capacity, and boasts extensive natural light throughout, creating an inviting atmosphere. Condicionamento: O imóvel está em condições modernas com acabamentos de alta qualidade.
The valuation. The asking price of €295,000 is significantly above the fair value of €253,483, reflecting an overpricing of €41,517 or 16.4%. This indicates that potential investors may face challenges realizing immediate equity.
Fair value modelled at €253,483 from 6 comparable sales in the area. Asking €295,000 sits €41,517 (16.4%) above — overpriced versus fair value.
Asking €295,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €194,507 (€1,870/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €194,507, adjusted for condition and micro-location, gives a modelled fair value of €253,483 (€2,437/m²), a €41,517 (16.4%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 3df643 | Subject | €295,000 | €2,837 | — | 73 | 64 |
| avenida Escola dos Fuzileiros Navais, 71 | Active | €272,000 | €2,267 | 20.1% | 80 | 73 |
| rua César Coelho S / N | Active | €269,000 | €2,491 | 12.2% | 75 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 96c557 | Active | €277,500 | €2,569 | 9.4% | 80 | 73 |
| Alto do Seixalinho, Santo André e Verderena · f5ec2a | Active | €220,000 | €3,188 | 12.4% | 72 | 70 |
| Median comp | €270,500 | €2,530 | 10.8% | 78 | 73 |
Long-term rental This property shows a 16.4% gap over its fair value, indicating it is overpriced relative to its fair market evaluation. With a gross yield of 3.5% and a moderate neighbourhood score of 64, the long-term rental potential may bring limited returns given the current valuation. Family rental The 2-bed apartment, while scoring 76 in condition, does not align with the pricing expectations in the market, making it overpriced at €295,000. Families seeking housing in suburban Lisbon may find the amenities and overall value insufficient compared to similar offerings. Short-term rental This property is less suitable for short-term rental investment due to its 16.4% overvaluation and lower neighbourhood score of 64, which suggests a lack of appeal for transient visitors. Coupled with moderate local amenities, it is unlikely to attract the necessary demand for a profitable short-term rental strategy. Student housing The apartment's pricing at €295,000, reflecting a 16.4% premium over fair value, makes it a poor candidate for student housing due to limited affordability for this demographic. Additionally, the suburban location and moderate amenities further diminish its attractiveness for student tenants.
Economic and Tenant Instability Risk With both economic stability and tenant stability scores at 65/100, there is a significant risk of potential vacancies and fluctuating rental incomes due to economic uncertainties and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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