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.
3-bedroom, 2-bathroom apartment of 120 m² on the 1st floor, built in 1988, energy rating E. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious terrace that enhances outdoor living options and is located in a well-connected urban area with abundant amenities. Condition Notes: The ongoing renovation adds a contemporary touch while allowing customization.**
The valuation. The asking price of €379,000 exceeds the fair value of €279,245 by €99,755, representing a 35.7% overvaluation. This discrepancy indicates that the property is overpriced in the current market.
Fair value modelled at €279,245 from 6 comparable sales in the area. Asking €379,000 sits €99,755 (35.7%) above — overpriced versus fair value.
Asking €379,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €228,381 (€1,903/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €228,381, adjusted for condition and micro-location, gives a modelled fair value of €279,245 (€2,327/m²), a €99,755 (35.7%) gap versus the €379,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 834350 | Subject | €379,000 | €3,158 | — | 66 | 74 |
| rua Augusto Gil S / N | Active | €269,500 | €2,343 | 25.8% | 70 | 69 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 26.8% | 65 | 72 |
| rua Dom João de Castro, 65 | Active | €325,000 | €2,181 | 30.9% | 72 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 4a45dd | Active | €285,000 | €2,938 | 7.0% | 68 | 74 |
| Median comp | €295,000 | €2,327 | 26.3% | 69 | 73 |
Long-term rental This property in Alto do Seixalinho is currently overpriced, making it less attractive for long-term rental strategies, despite a gross yield of only 3.1%. The gap of 35.7% from its fair value suggests that the current asking price does not support strong cash flow returns for potential landlords. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenging due to its 35.7% overvaluation, which limits potential appreciation in a suburban area. The moderate condition rating of 71/100 indicates some need for maintenance or updates, further affecting long-term investment viability. Family rental While families may appreciate the suburban setting of this apartment, the substantial pricing above fair value at €379,000 hinders its attractiveness for family rental strategies. The neighbourhood's score of 74/100 shows decent amenities, but the overpricing could deter potential tenants seeking affordable family housing.
Tenant turnover risk With a tenant stability score of 70/100, there is a 30% potential risk of high turnover, which could result in increased vacancy rates and associated costs.
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