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, 2-bathroom apartment of 130 m², built in 1985, energy rating E. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a large kitchen with a pantry and a dedicated barbecue balcony, perfect for outdoor gatherings with stunning views over the Barreiro River.
The valuation. The asking price of €469,900 is significantly above the fair value of €378,023, resulting in an overvaluation of €91,877 (24.3%). This pricing indicates the property is overpriced in the current market context.
Fair value modelled at €378,023 from 6 comparable sales in the area. Asking €469,900 sits €91,877 (24.3%) above — overpriced versus fair value.
Asking €469,900 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €299,793 (€2,306/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €299,793, adjusted for condition and micro-location, gives a modelled fair value of €378,023 (€2,908/m²), a €91,877 (24.3%) gap versus the €469,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 875196 | Subject | €469,900 | €3,615 | — | 75 | 73 |
| rua Doutor Manuel Pacheco Nobre | Active | €309,000 | €2,943 | 18.6% | 72 | 69 |
| Baixa da Banheira e Vale da Amoreira · 001744 | Active | €328,000 | €2,733 | 24.4% | 80 | 72 |
| rua Francisco Horta Raposo, 4A | Active | €352,000 | €2,816 | 22.1% | 70 | 71 |
| rua General Humberto Delgado | Active | €267,000 | €3,217 | 11.0% | 75 | 70 |
| Median comp | €318,500 | €2,880 | 20.3% | 74 | 71 |
Long-term rental This property presents a gross yield of only 2.9%, which does not justify the current listing price of €469,900 compared to the fair value of €378,023. Given its overpriced nature, maintaining a long-term rental strategy may lead to low returns and potential difficulties in finding tenants. Family rental Offering three bedrooms, this apartment could appeal to families; however, the listing price is 24.3% above its fair value, indicating a potential mismatch in pricing expectations. With the neighborhood rating at 73/100 and overall condition at 77/100, families may seek more value-oriented alternatives. Buy-and-hold Although the location in the Greater Lisbon area is attractive, the significant gap between the asking price and fair value suggests that this investment strategy may not yield strong appreciation over the long term. The current market condition and yield highlight the risks involved in committing to a buy-and-hold approach for an overpriced asset.
Economic and tenant volatility With both economic and tenant stability scores at 75/100, there is a significant risk of market fluctuations and potential tenant turnover affecting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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