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, 1-bathroom apartment of 80 m² on the 3rd floor, energy rating E. Located on rua Pedro Álvares Cabral, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a well-equipped kitchen with modern appliances and is located in an organized condominium close to public transport and commerce.
The valuation. The asking price of €305,000 is significantly above the fair value of €252,856, representing an overvaluation of €52,144 (20.6%). Buyers should approach this investment with caution given the price discrepancy.
Fair value modelled at €252,856 from 6 comparable sales in the area. Asking €305,000 sits €52,144 (20.6%) above — overpriced versus fair value.
Asking €305,000 versus the rua Pedro Álvares Cabral area baseline of €256,251 (€3,203/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €256,251, adjusted for condition and micro-location, gives a modelled fair value of €252,856 (€3,161/m²), a €52,144 (20.6%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pedro Álvares Cabral | Subject | €305,000 | €3,813 | — | 55 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 93899e | Active | €215,000 | €2,792 | 26.8% | — | 71 |
| rua Cidade da Praia, 12 | Active | €235,000 | €3,730 | 2.2% | 55 | 76 |
| rua Presidente Bernardino Machado, 4 | Active | €187,000 | €3,066 | 19.6% | 45 | 76 |
| avenida 25 de Abril | Active | €205,000 | €3,060 | 19.7% | 42 | 70 |
| Median comp | €210,000 | €3,063 | 19.7% | 45 | 74 |
Long-term rental Given that the property is currently listed at €305,000 and is evaluated at a fair value of €252,856, it represents a 20.6% premium that suggests the potential for lower tenant demand over the long term. The gross yield of 3.2% indicates limited upside for investors in a competitive rental market. Family rental While this property is positioned in a suburban area typical of Portuguese family living, the excessive price point of €305,000 versus a fair value of €252,856 at a 20.6% gap could deter family tenants seeking value. Additionally, with a condition rating of 50/100, prospective renters may opt for better-maintained options within the neighborhood. Buy-and-hold Investors considering a buy-and-hold strategy may find this property overpriced at €305,000, especially with a fair value assessment of €252,856 suggesting a 20.6% downward adjustment. The gross yield of 3.2% is insufficient to justify the investment given the property's condition and market dynamics, making it a less attractive long-term hold.
Economic Vulnerability The property may face economic challenges due to a moderate economic stability score of 70/100, which could impact tenant retention and rental income.
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