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 67 m² on the 1st floor, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes integrated recycling bins for efficient waste management, and the residence has thermal insulation through double-glazed windows, enhancing energy efficiency and comfort.
The valuation. The asking price of €274,900 is €41,206 (17.6%) above the fair value of €233,694, making this property overpriced. This discrepancy suggests a limited opportunity for value appreciation in the near term.
Fair value modelled at €233,694 from 6 comparable sales in the area. Asking €274,900 sits €41,206 (17.6%) above — overpriced versus fair value.
Asking €274,900 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €186,445 (€2,783/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €186,445, adjusted for condition and micro-location, gives a modelled fair value of €233,694 (€3,488/m²), a €41,206 (17.6%) gap versus the €274,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 1908cc | Subject | €274,900 | €4,103 | — | 78 | 70 |
| praceta Soeiro Pereira Gomes, 15 | Active | €250,000 | €2,907 | 29.1% | 75 | 78 |
| Barreiro e Lavradio · 4d45dd | Active | €265,000 | €3,841 | 6.4% | 80 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 652fde | Active | €275,000 | €4,231 | 3.1% | 82 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 1f33d5 | Active | €277,000 | €3,551 | 13.4% | 85 | 72 |
| Median comp | €270,000 | €3,696 | 9.9% | 81 | 73 |
Long-term rental The property is overpriced at €274,900 compared to a fair value of €233,694, indicating a 17.6% gap that undermines potential profitability for a long-term rental strategy. With a gross yield of only 3.3%, the investment may not provide adequate returns over time due to its elevated price point. Family rental Given the condition rating of 81/100 and the neighborhood score of 70/100, the property could attract family tenants, but the high listing price at €274,900 makes it a challenging investment. The gap from fair value at 17.6% suggests families may opt for more reasonably priced options in the area, limiting demand. Buy-and-hold While the property offers decent condition and neighborhood ratings, its pricing at €274,900 renders it overpriced for a buy-and-hold approach. An existing valuation gap of 17.6% complicates long-term capital appreciation potential, hindering expected returns in the future.
Economic and Tenant Stability Risk With both economic and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income, potentially impacting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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