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 47 m² on the 2nd floor, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Proximity to Riverside Parks: Enjoy access to nearby leisure spaces and scenic walks along the waterfront, enhancing your living experience in this charming neighborhood.**
The valuation. The asking price of €165,000 is significantly above the fair value of €137,896, making this property overpriced by €27,104 (19.7%). Buyers may want to approach with caution given the discrepancy.
Fair value modelled at €137,896 from 6 comparable sales in the area. Asking €165,000 sits €27,104 (19.7%) above — overpriced versus fair value.
Asking €165,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €154,384 (€3,285/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 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 €154,384, adjusted for condition and micro-location, gives a modelled fair value of €137,896 (€2,934/m²), a €27,104 (19.7%) gap versus the €165,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 5b8671 | Subject | €165,000 | €3,511 | — | 33 | 72 |
| Barreiro e Lavradio · 28bb3b | Active | €230,000 | €3,833 | 9.2% | 30 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 49b81c | Active | €275,000 | €2,989 | 14.9% | — | 68 |
| rua do Ribatejo | Active | €190,000 | €2,879 | 18.0% | 20 | 79 |
| Alto do Seixalinho, Santo André e Verderena · 468266 | Active | €159,900 | €2,757 | 21.5% | 30 | 63 |
| Median comp | €210,000 | €2,934 | 16.4% | 30 | 71 |
Long-term rental The property is currently listed at €165,000, which reflects a 19.7% premium over its fair value of €137,896, making it overpriced in the long-term rental market. With a yield of 5.3% gross and a condition rating of 35/100, the investment requires careful reconsideration, especially given the competitive rental market dynamics in the area. Family rental Given the suburban setting of the property, it may appeal to families, yet the 19.7% gap from the fair value and the property's less favorable condition indicate it is overpriced for this segment. Although the neighborhood is rated 72/100 in terms of safety and amenities, the high listing price diminishes its attractiveness for family rentals. Buy-and-hold The long-term buy-and-hold strategy is not advisable here, as this property is listed at €165,000, exceeding its fair value of €137,896 by 19.7%, rendering it overpriced. Furthermore, while the neighborhood offers decent amenities and appeal, the property’s condition score of 35/100 raises concerns about potential long-term value appreciation, suggesting the risks may outweigh the benefits.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which may lead 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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