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 78 m² on the 3rd floor, built in 1972, energy rating D. Located on praceta Gomes Teixeira, 11, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment boasts a recently renovated semi-equipped kitchen tailored for modern living, and its balcony offers unobstructed views, providing a serene outdoor space in an urban environment.
The valuation. The asking price of €256,000 sits significantly above the fair value of €202,239, indicating a discrepancy of €53,761 or 26.6%. This property is therefore considered overpriced.
Fair value modelled at €202,239 from 6 comparable sales in the area. Asking €256,000 sits €53,761 (26.6%) above — overpriced versus fair value.
Asking €256,000 versus the praceta Gomes Teixeira, 11 area baseline of €150,594 (€1,931/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 €150,594, adjusted for condition and micro-location, gives a modelled fair value of €202,239 (€2,593/m²), a €53,761 (26.6%) gap versus the €256,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Gomes Teixeira, 11 | Subject | €256,000 | €3,282 | — | 78 | 70 |
| Alhos Vedros · cfe2b2 | Active | €335,000 | €2,233 | 32.0% | 75 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 627417 | Active | €249,000 | €2,964 | 9.7% | 70 | 72 |
| avenida da Liberdade, 129 | Active | €259,000 | €2,616 | 20.3% | 75 | 75 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 23.0% | 72 | 75 |
| Median comp | €254,000 | €2,571 | 21.7% | 74 | 75 |
Long-term rental The property is overpriced with a significant gap of 26.6% from its fair value, indicating limited potential for yield improvement. Given the current gross yield of 3.5% and the neighborhood rating of 70/100, this investment may not meet long-term rental expectations. Family rental At a listing price of €256,000, the unit is overpriced, which could deter potential family renters seeking affordable options in a neighborhood rated 70/100. The yield of 3.5% further emphasizes the limitations on rental returns, making this strategy less appealing. Buy-and-hold With the property priced 26.6% above its fair value, the long-term appreciation potential appears limited, affecting overall buy-and-hold strategy viability. The current gross yield of 3.5% does not justify the investment given the concerns surrounding property valuation and neighborhood dynamics.
Tenant turnover risk With a tenant stability score of 65/100, there is a notable concern regarding potential high tenant turnover, which could lead to increased vacancy rates and additional costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
