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 72 m² on the 3rd floor, built in 1960, energy rating E. Located on rua José Augusto Pimenta, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a fully equipped kitchen with quality materials and includes a pantry, enhancing functionality for daily living and entertaining. Location Advantage: Proximity to the boat station and local amenities provides added convenience.
The valuation. The asking price of €230,000 is above fair value at €199,699, indicating a disparity of €30,301 or 15.2%. This property is therefore considered overpriced, limiting its immediate investment appeal.
Fair value modelled at €199,699 from 6 comparable sales in the area. Asking €230,000 sits €30,301 (15.2%) above — overpriced versus fair value.
Asking €230,000 versus the rua José Augusto Pimenta area baseline of €160,448 (€2,228/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €160,448, adjusted for condition and micro-location, gives a modelled fair value of €199,699 (€2,774/m²), a €30,301 (15.2%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Augusto Pimenta | Subject | €230,000 | €3,194 | — | 72 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 89e728 | Active | €225,000 | €3,082 | 3.5% | 78 | 70 |
| Alto do Seixalinho, Santo André e Verderena · f5ec2a | Active | €220,000 | €3,188 | 0.2% | 72 | 70 |
| rua Alto do Seixalinho | Active | €265,000 | €2,409 | 24.6% | 80 | 68 |
| avenida da Liberdade, 129 | Active | €259,000 | €2,616 | 18.1% | 75 | 75 |
| Median comp | €242,000 | €2,849 | 10.8% | 77 | 70 |
Long-term rental This 2-bed apartment in Alto do Seixalinho, currently listed at €230,000, represents a gap of 15.2% against its fair value of €199,699, indicating that it is overpriced. The resulting gross yield of 4% may not justify the high purchase price considering the risks involved in the long-term rental market. Family rental While the property is situated in a suburban area with low crime rates and adequate amenities, the 15.2% gap from fair value suggests it is overpriced at €230,000. Families seeking long-term rentals might overlook this unit due to its cost relative to similar options available in the market. Buy-and-hold With a fair value of €199,699 and a current listing price of €230,000, the apartment is deemed overpriced by 15.2%, impacting its attractiveness as a buy-and-hold investment. The modest gross yield of 4% may not provide sufficient return on investment when the property comes at such a premium.
Economic Vulnerability The property may face risks due to a moderate economic stability score of 78, potentially affecting long-term tenant retention given the tenant stability score of 70.
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