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 111 m² on the 1st floor, energy rating C. Located on rua Nau São Gabriel, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features unique thermal electric shutters with Wi-Fi remote control and a spacious balcony with unobstructed river views, enhancing comfort and lifestyle.
The valuation. The asking price of €360,000 is significantly above the fair value of €260,816, indicating an overvaluation of €99,184 (38.0%). This discrepancy suggests that the property is overpriced for the current market conditions.
Fair value modelled at €260,816 from 6 comparable sales in the area. Asking €360,000 sits €99,184 (38.0%) above — overpriced versus fair value.
Asking €360,000 versus the rua Nau São Gabriel area baseline of €201,055 (€1,811/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €201,055, adjusted for condition and micro-location, gives a modelled fair value of €260,816 (€2,350/m²), a €99,184 (38.0%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nau São Gabriel | Subject | €360,000 | €3,243 | — | 74 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 4a43b5 | Active | €365,000 | €2,992 | 7.8% | 74 | 73 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 25.3% | 72 | 72 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 27.4% | 74 | 73 |
| Baixa da Banheira e Vale da Amoreira · 6c7b57 | Active | €310,000 | €2,230 | 31.2% | 72 | 73 |
| Median comp | €312,500 | €2,389 | 26.4% | 73 | 73 |
Long-term rental This property presents a 38.0% gap against its fair value, indicating it is overpriced in the current market. With a modest gross yield of 2.5%, it will likely struggle to deliver satisfactory returns for long-term investors due to its inflated price point. Family rental As a family rental option, this 3-bed apartment may attract tenants, yet its current valuation of €360,000 suggests it is overpriced. The area's average tenant quality may not justify the high cost, limiting its attractiveness for long-term family rentals. Luxury market This property does not align with luxury market demands, and at an asking price of €360,000, it is overpriced for the suburban setting. Its overall condition and neighbourhood ratings suggest a modest offering that may fail to attract affluent buyers. Short-term vacation rental Given its pricing and the area's amenities, this apartment is overpriced at €360,000 and may not yield suitable returns for short-term vacation rentals. The suburban locale and average neighbourhood ratings further detract from its appeal in the competitive short-term rental market.
Tenant turnover risk A tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which can result in increased vacancy rates and added costs for finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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