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 45 m² on the 2nd floor. Located on rua Júlio Diniz, 23, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes large windows that enhance natural light and a cozy balcony perfect for enjoying the tranquil neighborhood atmosphere.
The valuation. The asking price of €295,000 is significantly above the fair value of €173,793, representing a difference of €121,207 (69.7%). This property is considered overpriced and does not present a viable investment opportunity.
Fair value modelled at €173,793 from 6 comparable sales in the area. Asking €295,000 sits €121,207 (69.7%) above — overpriced versus fair value.
Asking €295,000 versus the rua Júlio Diniz, 23 area baseline of €146,983 (€3,266/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €146,983, adjusted for condition and micro-location, gives a modelled fair value of €173,793 (€3,862/m²), a €121,207 (69.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Júlio Diniz, 23 | Subject | €295,000 | €6,556 | — | 75 | 66 |
| rua Caetano Ferreira, 13 | Active | €310,000 | €5,167 | 21.2% | 72 | 68 |
| rua Miguel Bombarda, 276 | Active | €540,000 | €10,385 | 58.4% | 78 | 72 |
| Barreiro e Lavradio · b7c1b1 | Active | €205,000 | €3,596 | 45.1% | 74 | 73 |
| rua Miguel Bombarda, 296 | Active | €250,000 | €3,846 | 41.3% | 76 | 72 |
| Median comp | €280,000 | €4,507 | 31.3% | 75 | 72 |
Long-term rental The 1-bed apartment in Barreiro shows a significant gap of 69.7% above fair value, making it a less attractive option for long-term rental investment. With a gross yield of only 2.9%, the financial return is insufficient relative to the elevated purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overvaluation at €295,000 compared to the fair market value of €173,793. The potential for appreciation is limited, especially with a gross yield of just 2.9%, indicating weaker long-term financial performance. Family rental While the area may cater to families, the apartment's pricing is overly inflated, leading to a 69.7% gap from fair value, which could deter potential renters. Additionally, the yield of 2.9% indicates that this property does not support a sustainable family rental strategy going forward.
Tenant turnover risk The tenant stability score of 55/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy rates and 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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