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 84 m² on the 2nd floor, built in 1960, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Experience the luxury of two private balconies, including one enclosed, perfect for a home office or cozy retreat in this renovated apartment.
The valuation. The asking price of €249,000 sits €33,039 (15.3%) above the fair value of €215,961, indicating the property is overpriced.
Fair value modelled at €215,961 from 6 comparable sales in the area. Asking €249,000 sits €33,039 (15.3%) above — overpriced versus fair value.
Asking €249,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €172,163 (€2,050/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 €172,163, adjusted for condition and micro-location, gives a modelled fair value of €215,961 (€2,571/m²), a €33,039 (15.3%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 627417 | Subject | €249,000 | €2,964 | — | 70 | 72 |
| rua da Baixa da Banheira | Active | €280,000 | €2,857 | 3.6% | 70 | 75 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 14.8% | 72 | 75 |
| Barreiro e Lavradio · 23f3ad | Active | €250,000 | €2,193 | 26.0% | 66 | 74 |
| Alto do Seixalinho, Santo André e Verderena · f5ec2a | Active | €220,000 | €3,188 | 7.6% | 72 | 70 |
| Median comp | €247,500 | €2,692 | 9.2% | 71 | 75 |
Long-term rental The property, at €249,000, shows a significant gap against its fair value of €215,961, indicating it is overpriced by 15.3%. With a gross yield of 3.9%, this investment may not provide optimal returns for long-term rental purposes given market expectations. Buy-and-hold Although Barreiro offers good transport connections and a family-friendly environment, the property's price reflects a 15.3% premium over fair value, making it an overpriced investment. The long-term appreciation potential may not justify the current price point, limiting future gains. Family rental The property might appeal to families due to its decent amenities and good access to schools, but the €249,000 asking price places it 15.3% above its fair value. The yield of 3.9% further suggests that this apartment is overpriced for the family rental market, which typically demands better value for money.
Economic vulnerability With both the economic stability and tenant stability scores at 70/100, the property may face challenges during economic downturns that could affect rental income and occupancy rates.
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