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 81 m² on the 1st floor, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes a closed balcony off the kitchen, enhancing meal preparation space, and offers significant external storage with a 19.50 m² independent room accessed directly from the street.
The valuation. The asking price of €245,000 exceeds the fair value of €203,407 by €41,593 (20.4%). This property is overpriced and does not represent a sound investment at its current listing price.
Fair value modelled at €203,407 from 6 comparable sales in the area. Asking €245,000 sits €41,593 (20.4%) above — overpriced versus fair value.
Asking €245,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €176,517 (€2,179/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €176,517, adjusted for condition and micro-location, gives a modelled fair value of €203,407 (€2,511/m²), a €41,593 (20.4%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · f14ccc | Subject | €245,000 | €3,025 | — | 70 | 78 |
| rua Carlos Augusto dos Santos | Active | €209,000 | €2,488 | 17.7% | 68 | 71 |
| Baixa da Banheira e Vale da Amoreira · ba59a6 | Active | €200,000 | €2,532 | 16.3% | — | 71 |
| rua César Coelho S / N | Active | €269,000 | €2,491 | 17.7% | 75 | 75 |
| Santo António da Charneca · be937c | Active | €240,000 | €2,791 | 7.7% | — | 75 |
| Median comp | €224,500 | €2,512 | 17.0% | 72 | 73 |
Long-term rental This property, listed at €245,000, is overpriced by 20.4% compared to its fair value of €203,407, which limits its attractiveness for long-term rental investment. With a gross yield of only 3.7%, the financial returns do not justify the premium pricing in the current market conditions. Buy-and-hold Acquiring this 2-bed apartment at the current listing price of €245,000 would be a strategic misstep, considering it exceeds its fair value by 20.4%. The projections for future appreciation appear less promising given the rigging price against its fair value and the yield of 3.7%. Family rental The apartment is well-positioned within a safe suburb and has a decent neighborhood score of 78/100, yet its current price of €245,000, which is 20.4% above fair value, makes it less appealing for family rentals. Families typically seek modestly priced options, and this property does not meet that criterion due to its elevated price point.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which may lead to vacancy periods impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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