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 50 m², built in 1937, energy rating E. Located on rua Alto do Seixalinho, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Feature: This apartment boasts a private garden, perfect for outdoor leisure, enhancing its livable space and appeal in a tranquil setting close to Lisbon's vibrant amenities.
The valuation. The asking price of €379,000 exceeds the fair value of €163,763 by €215,237, representing a 131.4% markup. Consequently, the property is considered overpriced.
Fair value modelled at €163,763 from 6 comparable sales in the area. Asking €379,000 sits €215,237 (131.4%) above — overpriced versus fair value.
Asking €379,000 versus the rua Alto do Seixalinho area baseline of €128,301 (€2,566/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €128,301, adjusted for condition and micro-location, gives a modelled fair value of €163,763 (€3,275/m²), a €215,237 (131.4%) gap versus the €379,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alto do Seixalinho | Subject | €379,000 | €7,580 | — | 82 | 66 |
| rua José Dias Coelho, 14 | Active | €275,000 | €3,819 | 49.6% | 82 | 73 |
| Baixa da Banheira e Vale da Amoreira · 956f6f | Active | €234,500 | €3,608 | 52.4% | 75 | 73 |
| rua de Moçambique S / N | Active | €265,000 | €3,155 | 58.4% | 80 | 74 |
| Baixa da Banheira e Vale da Amoreira · 86cddc | Active | €279,900 | €3,293 | 56.6% | 75 | 69 |
| Median comp | €270,000 | €3,451 | 54.5% | 78 | 73 |
Family rental The property’s asking price of €379,000 significantly exceeds its fair value of €163,763, suggesting it is overpriced for family rentals amidst the changing dynamics of the housing market. With a gross yield of only 2.4%, the financial return may not justify the investment in a family rental context. Long-term rental Given the substantial gap of 131.4% between the listing price and fair value, this 2-bed apartment in Alto do Seixalinho is fundamentally overpriced for long-term rental purposes. The potential yield of 2.4% fails to align with the investment expectations typical of the long-term rental market in the area. Buy-and-hold While the location offers proximity to Lisbon, making it an attractive area, the property’s price of €379,000 is notably above its fair value of €163,763, indicating it is overpriced for a buy-and-hold strategy. Additionally, the moderate condition score of 81/100 may not sufficiently enhance its long-term appreciation potential in such a market context.
Tenant turnover risk With a tenant stability score of 60/100, there is an increased likelihood of frequent tenant turnover, which could lead to higher vacancy rates and loss of 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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