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 62 m² on the 1st floor, built in 1989, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts charming balconies that enhance outdoor living space and views, while its proximity to parks adds to the quality of urban life.
The valuation. The asking price of €240,000 sits €26,951 (12.6%) above the fair value of €213,049, indicating that the property is overpriced. This misalignment may deter potential buyers looking for more equitable investments.
Fair value modelled at €213,049 from 6 comparable sales in the area. Asking €240,000 sits €26,951 (12.6%) above — overpriced versus fair value.
Asking €240,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €184,418 (€2,974/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €184,418, adjusted for condition and micro-location, gives a modelled fair value of €213,049 (€3,436/m²), a €26,951 (12.6%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 627112 | Subject | €240,000 | €3,871 | — | 74 | 73 |
| Santo António da Charneca · 1f36df | Active | €230,000 | €3,833 | 1.0% | 74 | 73 |
| rua Augusto Gil S / N | Active | €277,000 | €2,916 | 24.7% | 72 | 68 |
| rua Professor Joaquim Vicente França | Active | €228,000 | €3,508 | 9.4% | 74 | 69 |
| rua do Trabalhador, 95 | Active | €249,000 | €3,365 | 13.1% | 74 | 73 |
| Median comp | €239,500 | €3,437 | 11.2% | 74 | 71 |
Long-term rental This 2-bed apartment is priced at €240,000, which is 12.6% above the fair value of €213,049, making it an overpriced investment for long-term rental purposes. With a gross yield of only 3.7%, the financial return does not justify the cost in a stable suburban market like Alto do Seixalinho. Family rental Given that the apartment is overpriced at €240,000 compared to its fair value of €213,049, it may not be an attractive option for family rentals. The relatively low yield of 3.7% suggests that potential income may not offset the inflated purchase price, even in a family-friendly suburban setting. Buy-and-hold The buy-and-hold strategy for this property is compromised, as it is listed at €240,000—12.6% higher than the fair value of €213,049, indicating it is overpriced. The expected gross yield of 3.7% is unattractive for long-term investment in a suburban area, raising concerns about the viability of capital appreciation over time.
Economic Impact Risk The property has a high economic stability score of 75, but the lower tenant stability score of 65 indicates a potential risk of fluctuating rental income due to 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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