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, 1-bathroom apartment of 101 m² on the 3rd floor, built in 1976, energy rating E. Located on rua João Anacleto da Silva, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts two private balconies perfect for outdoor relaxation, and high-quality laminate flooring enhances the modern aesthetic throughout the spacious layout.
The valuation. The asking price of €315,000 is substantially higher than the fair value of €254,158, representing an excess of €60,842 (23.9%). This property is considered overpriced in the current market landscape.
Fair value modelled at €254,158 from 6 comparable sales in the area. Asking €315,000 sits €60,842 (23.9%) above — overpriced versus fair value.
Asking €315,000 versus the rua João Anacleto da Silva area baseline of €187,101 (€1,852/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €187,101, adjusted for condition and micro-location, gives a modelled fair value of €254,158 (€2,516/m²), a €60,842 (23.9%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Anacleto da Silva | Subject | €315,000 | €3,119 | — | 78 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 89e728 | Active | €225,000 | €3,082 | 1.2% | 78 | 70 |
| rua Alto do Seixalinho | Active | €265,000 | €2,409 | 22.8% | 80 | 68 |
| Alhos Vedros · cfe2b2 | Active | €335,000 | €2,233 | 28.4% | 75 | 74 |
| avenida da Liberdade, 129 | Active | €259,000 | €2,616 | 16.1% | 75 | 75 |
| Median comp | €262,000 | €2,513 | 19.4% | 77 | 72 |
Long-term rental The property in Alto do Seixalinho is overpriced by 23.9% compared to its fair value, making it a less attractive option for long-term rental investments. With a gross yield of just 3.3%, the return potential does not align with typical investor expectations for cash flow. Family rental While the 3-bed apartment has the potential to cater to families, its current price point significantly exceeds the fair value, classifying it as overpriced. Additionally, the neighbourhood rating of 72/100 could appeal to family tenants, but the yield of 3.3% may deter potential investors seeking better returns. Buy-and-hold Investing in this property as a buy-and-hold strategy poses significant risks due to its overpriced valuation of €315,000 against a fair value of €254,158. Although the location within Greater Lisbon provides some growth opportunities, the limited yield of 3.3% fails to justify the current market pricing for long-term appreciation. Not ideal for The property is less suitable for the luxury market due to its condition rating of 80/100 and geographic context, which does not support high-end pricing. Furthermore, short-term vacation rental and student housing options may also be unfeasible given the apartment's current standing in the market.
Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 70/100, there is a significant risk that fluctuations in market conditions could lead to increased vacancies or declining rental income.
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