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 77 m² on the 1st floor, energy rating C. Located on rua 1º de Dezembro, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts an impressive 84 m² terrace with a barbecue area and awning, ideal for outdoor entertaining and relaxation in a private setting.
The valuation. The asking price of €339,000 is significantly above the fair value of €265,460, by €73,540 (27.7%). This property is therefore considered overpriced according to current market analyses.
Fair value modelled at €265,460 from 6 comparable sales in the area. Asking €339,000 sits €73,540 (27.7%) above — overpriced versus fair value.
Asking €339,000 versus the rua 1º de Dezembro area baseline of €223,677 (€2,905/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €223,677, adjusted for condition and micro-location, gives a modelled fair value of €265,460 (€3,448/m²), a €73,540 (27.7%) gap versus the €339,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1º de Dezembro | Subject | €339,000 | €4,403 | — | 73 | 71 |
| rua Capitão Aviador Francisco Fernandes Carvalho, 15 | Active | €298,000 | €3,921 | 10.9% | 78 | 75 |
| rua Américo da Silva Marinho, 18 | Active | €315,000 | €3,316 | 24.7% | 70 | 70 |
| avenida Dom Afonso Henriques, 36 | Active | €246,000 | €3,037 | 31.0% | 70 | 73 |
| avenida Movimento das Forças Armadas | Active | €280,000 | €3,500 | 20.5% | 76 | 69 |
| Median comp | €289,000 | €3,408 | 22.6% | 73 | 72 |
Family rental This 2-bed apartment in Alto do Seixalinho, priced at €339,000, reflects a significant 27.7% gap from its fair value of €265,460, deeming it overpriced for potential family rental markets. With a gross yield of only 2.7%, the returns on this investment are unlikely to attract family-oriented tenants seeking value for money. Long-term rental At €339,000, the property is above its fair value, positioning it poorly for long-term rental opportunities in a suburban market where affordability is key. The gross yield of 2.7% further suggests that investors may struggle to justify the high acquisition cost when comparable rents can yield better returns elsewhere. Buy-and-hold Considering the current price of €339,000 versus a fair value of €265,460, this property does not represent an attractive buy-and-hold strategy given its 27.7% premium. With only a 2.7% gross yield and a neighborhood rating of 71/100, it’s likely to underperform in the long run, making it a less favorable long-term asset for growth-oriented investors.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 70/100, there's a heightened risk of fluctuating market conditions potentially impacting rental income stability and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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