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.
4-bedroom, 2-bathroom apartment of 126 m² on the 2nd floor, built in 1958, energy rating D. Located on rua 20 de Abril, 49, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features a private balcony with a pleasant view over the Tagus River, providing a unique outdoor space for relaxation in a quiet residential setting.
The valuation. The property is listed at €340,000, which is €45,744 (15.5%) above the fair value of €294,256. This indicates that the asking price is overpriced, setting a higher expectation for investment return.
Fair value modelled at €294,256 from 6 comparable sales in the area. Asking €340,000 sits €45,744 (15.5%) above — overpriced versus fair value.
Asking €340,000 versus the rua 20 de Abril, 49 area baseline of €250,033 (€1,984/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €250,033, adjusted for condition and micro-location, gives a modelled fair value of €294,256 (€2,335/m²), a €45,744 (15.5%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 20 de Abril, 49 | Subject | €340,000 | €2,698 | — | 68 | 69 |
| Baixa da Banheira e Vale da Amoreira · 438eec | Active | €250,000 | €2,212 | 18.0% | 65 | 68 |
| rua Miguel Bombarda | Active | €127,000 | €1,608 | 40.4% | — | 71 |
| Baixa da Banheira e Vale da Amoreira · 99f104 | Active | €295,000 | €2,458 | 8.9% | 68 | 74 |
| rua da Creche | Active | €555,000 | €2,803 | 3.9% | 74 | 75 |
| Median comp | €272,500 | €2,335 | 13.5% | 68 | 73 |
Long-term rental The property is priced at €340,000, which is 15.5% above the fair value of €294,256, indicating that it is overpriced for long-term rental opportunities. With a gross yield of 3.4% and a neighbourhood rating of 69/100, the investment does not justify its premium price in the current market conditions. Family rental While the 4-bed apartment could appeal to families, the valuation at €340,000 exceeds its fair value of €294,256 by 15.5%, making it overpriced for family rental prospects. The moderate yield of 3.4% and a neighbourhood condition rating of 67/100 further signal that the higher price may deter family tenants seeking value. Buy-and-hold At a listing price of €340,000, the property has a 15.5% gap above its fair value of €294,256, categorizing it as overpriced for a buy-and-hold strategy. Given the gross yield of 3.4% and the average conditions of the neighbourhood, holding this investment is unlikely to provide attractive returns over time.
Moderate Economic Risk The economic stability score of 70 indicates a moderate risk of downturns that could impact tenant retention and rental income stability, especially in a fluctuating market environment.
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