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.
1-bedroom, 1-bathroom apartment of 49 m² on the 2nd floor, built in 1973, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property boasts a closed balcony ideal for leisure activities and is located just a five-minute walk from the Barreiro Boat Station, enhancing commuting convenience.
The valuation. The asking price of €218,000 is significantly above the fair value of €151,430, resulting in an overpriced assessment of €66,570 (44.0%). This price positioning raises concerns about potential liquidity and buyer interest.
Fair value modelled at €151,430 from 6 comparable sales in the area. Asking €218,000 sits €66,570 (44.0%) above — overpriced versus fair value.
Asking €218,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €133,883 (€2,732/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 €133,883, adjusted for condition and micro-location, gives a modelled fair value of €151,430 (€3,090/m²), a €66,570 (44.0%) gap versus the €218,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 3a6f63 | Subject | €218,000 | €4,449 | — | 70 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 93739b | Active | €234,000 | €3,600 | 19.1% | 70 | 69 |
| rua Carvalho Araújo, 39 | Active | €199,000 | €3,109 | 30.1% | 60 | 73 |
| rua José Saramago S / N | Active | €253,000 | €3,563 | 19.9% | 70 | 76 |
| Baixa da Banheira e Vale da Amoreira · 6d541d | Active | €215,000 | €3,071 | 31.0% | — | 72 |
| Median comp | €224,500 | €3,336 | 25.0% | 70 | 73 |
Family rental Given the high pricing at €218,000 against a fair value of €151,430, this property is not suitable for family renting. With a gross yield of 3.8% and a condition score of 67/100, affordability concerns may deter potential long-term tenants in the family demographic. Long-term rental The €218,000 ask price significantly exceeds the fair market value of €151,430, resulting in an unfavorable investment opportunity for long-term rental strategies. A gross yield of only 3.8% suggests limited returns and may not be attractive to prospective tenants seeking affordable rent options. Buy-and-hold With a gap of 44% between the listing and the fair value, holding this property for long-term appreciation appears risky at €218,000. The combination of a subdued yield of 3.8% and the condition score of 67/100 indicates that this investment may not generate the expected capital growth over time.
Economic downturn risk A potential economic downturn could impact the relatively high economic stability score of 80, which may threaten tenant retention given the tenant stability score of 75.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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