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 95 m² on the 3rd floor, built in 2008, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious entrance hall facilitating comfortable circulation, along with a balcony that offers good natural light and social space in the living room.
The valuation. The asking price of €290,000 is €47,698 (19.7%) above the fair value of €242,302, indicating the property is overpriced. This discrepancy suggests potential challenges for buyers seeking a value-driven investment.
Fair value modelled at €242,302 from 6 comparable sales in the area. Asking €290,000 sits €47,698 (19.7%) above — overpriced versus fair value.
Asking €290,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €233,796 (€2,461/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €233,796, adjusted for condition and micro-location, gives a modelled fair value of €242,302 (€2,551/m²), a €47,698 (19.7%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 833f8d | Subject | €290,000 | €3,053 | — | 60 | 81 |
| rua Maria Lalande, 27 | Active | €225,000 | €3,214 | 5.3% | 62 | 77 |
| urbanização Fontainhas S / N | Active | €185,000 | €1,907 | 37.5% | 60 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 4a8214 | Active | €185,000 | €2,569 | 15.8% | 45 | 69 |
| Baixa da Banheira e Vale da Amoreira · ba59a6 | Active | €200,000 | €2,532 | 17.1% | — | 71 |
| Median comp | €192,500 | €2,551 | 16.4% | 60 | 71 |
Long-term rental The property currently shows a gross yield of 3.3%, which is relatively low compared to the fair value of €242,302, suggesting limited rental return potential. Given the 19.7% gap versus fair value, the investment does not align with long-term rental strategies that prioritize better financial performance. Family rental This property, while located in a neighborhood rated 81/100, is overpriced at €290,000 and fails to provide the ideal family rental experience due to its diminished yield. Families typically seek value for their long-term investment, and this apartment’s price point does not support that objective given its fair value assessment. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its 19.7% premium over fair value and a lack of sufficient rental yield. Long-term property appreciation is not assured, especially when the property is overpriced compared to its intrinsic value and market conditions.
Tenant turnover risk The tenant stability score of 80/100 indicates a moderately high likelihood of tenant turnover, which could impact rental income continuity.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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