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 57 m², built in 1962, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes a sunroom that provides additional storage and a balcony ideal for outdoor relaxation, enhancing both functionality and comfort in the living space.
The valuation. The asking price of €239,000 is significantly above the fair value of €188,304, indicating an overpricing of €50,696 (26.9%). This disparity suggests that the property is not a viable investment opportunity based on current market conditions.
Fair value modelled at €188,304 from 6 comparable sales in the area. Asking €239,000 sits €50,696 (26.9%) above — overpriced versus fair value.
Asking €239,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €175,189 (€3,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €175,189, adjusted for condition and micro-location, gives a modelled fair value of €188,304 (€3,304/m²), a €50,696 (26.9%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 3a703e | Subject | €239,000 | €4,193 | — | 65 | 77 |
| Baixa da Banheira e Vale da Amoreira · 43928c | Active | €235,000 | €3,357 | 19.9% | 65 | 78 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 38.2% | — | 70 |
| Alto do Seixalinho, Santo André e Verderena · 3d97d8 | Active | €205,000 | €3,661 | 12.7% | 60 | 63 |
| rua Palmira Bastos, 22 | Active | €242,000 | €4,033 | 3.8% | 60 | 72 |
| Median comp | €222,500 | €3,509 | 16.3% | 60 | 71 |
Long-term rental This property presents a gross yield of only 3.7%, which is below competitive investment thresholds in the region. Given its fair value gap of 26.9%, investors may find better opportunities for long-term rental elsewhere without overpaying. Family rental While the property is located in a decent neighbourhood with a score of 77/100, the significant price above fair value suggests it is not a prudent choice for catering to family tenants. Families typically seek affordability along with quality housing, making this overpriced option less appealing. Buy-and-hold With a condition rating of 62/100, the apartment may require additional investment for maintenance and upgrades, complicating the buy-and-hold strategy. The current listing price exceeds its fair value, indicating that holding it in the hopes of appreciation may not yield satisfactory returns. Not ideal for Short-term vacation rental, Student housing, Luxury market
Potential tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher turnover rates, possibly leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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