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 50 m² on the 3rd floor, energy rating C. Located on rua Dom Nuno Álvares Pereira, 56, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Notable Features: The apartment includes integrated kitchen appliances and a dedicated space for organizing clothes, enhancing both functionality and storage options within the efficient layout.
The valuation. The asking price of €276,000 is significantly above the fair value of €182,122, representing an overpricing of €93,878, or 51.5%. This suggests that buyers should proceed with caution and seek better-valued opportunities.
Fair value modelled at €182,122 from 6 comparable sales in the area. Asking €276,000 sits €93,878 (51.5%) above — overpriced versus fair value.
Asking €276,000 versus the rua Dom Nuno Álvares Pereira, 56 area baseline of €147,445 (€2,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €147,445, adjusted for condition and micro-location, gives a modelled fair value of €182,122 (€3,642/m²), a €93,878 (51.5%) gap versus the €276,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Nuno Álvares Pereira, 56 | Subject | €276,000 | €5,520 | — | 78 | 76 |
| avenida Santa Maria | Active | €265,000 | €3,630 | 34.2% | 73 | 73 |
| praceta Maria Luísa Soares, 80 | Active | €230,000 | €3,194 | 42.1% | 74 | 71 |
| rua Américo da Silva Marinho | Active | €310,000 | €2,743 | 50.3% | 76 | 74 |
| praceta Doctor Eurico Garrido | Active | €300,000 | €3,846 | 30.3% | 75 | 80 |
| Median comp | €282,500 | €3,412 | 38.2% | 75 | 74 |
Long-term rental The property is currently overpriced at €276,000 compared to a fair value of €182,122, creating a substantial gap of 51.5%. With a gross yield of only 2.9% and the neighborhood receiving a decent score of 76/100, this strategy may not yield favorable returns over time. Family rental At a listing price of €276,000, this one-bedroom apartment is significantly overpriced relative to its fair value of €182,122. The suburban location and reasonable amenities score suggest it could attract families, but the 2.9% yield indicates that families may not find the rental price justified. Buy-and-hold Given the gap of 51.5% between the listing price and fair value, this property cannot be considered a sound buy-and-hold investment. While the neighborhood and condition are rated moderately well, the 2.9% gross yield suggests that holding this property may not meet long-term financial goals due to its overpricing.
Potential tenant turnover risk With both economic and tenant stability scores at 75/100, there is a moderate risk of tenant turnover, which could impact rental income stability and increase vacancy rates.
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