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.
1-bedroom, 1-bathroom apartment of 60 m² on the 3rd floor, energy rating D. Located on rua Caetano Ferreira, 13, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features an abundance of natural light due to its large windows and is complemented by modern furnishings, providing a turnkey living experience.
The valuation. The asking price of €310,000 sits significantly above the fair value of €228,650, resulting in an excess of €81,350 (35.6%). Verdict: overpriced.
Fair value modelled at €228,650 from 6 comparable sales in the area. Asking €310,000 sits €81,350 (35.6%) above — overpriced versus fair value.
Asking €310,000 versus the rua Caetano Ferreira, 13 area baseline of €197,348 (€3,289/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €197,348, adjusted for condition and micro-location, gives a modelled fair value of €228,650 (€3,811/m²), a €81,350 (35.6%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Caetano Ferreira, 13 | Subject | €310,000 | €5,167 | — | 72 | 68 |
| rua Miguel Bombarda, 276 | Active | €540,000 | €10,385 | 101.0% | 78 | 72 |
| Barreiro e Lavradio · b7c1b1 | Active | €205,000 | €3,596 | 30.4% | 74 | 73 |
| rua Guerra Junqueiro, 9 | Active | €185,000 | €3,776 | 26.9% | 75 | 75 |
| Alhos Vedros · cfddd3 | Active | €210,000 | €3,281 | 36.5% | 80 | 76 |
| Median comp | €207,500 | €3,686 | 28.7% | 77 | 74 |
Long-term rental The property’s gross yield of 2.4% indicates limited profitability for long-term rental investors, particularly given the property is overpriced by 35.6% compared to its fair value. Additionally, the neighbourhood score of 68/100 suggests moderate tenant quality, which may not align with the investment strategy in a challenging rental market. Family rental While the apartment could attract families due to its size, the 35.6% gap between listing and fair value makes it a less compelling proposition for family rental investments. Furthermore, the condition score of 75/100 indicates potential maintenance costs that further dilute profitability, especially in an overpriced property. Buy-and-hold Investing in this property as a buy-and-hold option appears unfavorable, considering it is overpriced by 35.6% relative to fair value, limiting potential capital appreciation. With a neighbourhood rating of 68/100, future growth might be constrained, making this investment strategy less viable in light of current market conditions.
Economic Dependence Risk The property exhibits a moderate economic stability score of 70/100, which may lead to vulnerabilities during economic downturns affecting tenant stability, currently rated at 65/100, potentially impacting rental income and property value.
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