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 87 m², built in 2001, energy rating E. Located on praceta dos Corticeiros, 1, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a prime ground-floor location with direct access to the adjacent City Park of Barreiro, enhancing outdoor leisure opportunities. Storage Space: Includes a private storage area for added convenience.
The valuation. The asking price of €275,000 is significantly above the fair value of €228,595, representing an overpriced situation by €46,405 (20.3%). This discrepancy necessitates careful consideration for potential investors.
Fair value modelled at €228,595 from 6 comparable sales in the area. Asking €275,000 sits €46,405 (20.3%) above — overpriced versus fair value.
Asking €275,000 versus the praceta dos Corticeiros, 1 area baseline of €185,746 (€2,135/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 €185,746, adjusted for condition and micro-location, gives a modelled fair value of €228,595 (€2,628/m²), a €46,405 (20.3%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta dos Corticeiros, 1 | Subject | €275,000 | €3,161 | — | 73 | 74 |
| rua José Augusto Pimenta | Active | €230,000 | €3,194 | 1.1% | 72 | 73 |
| Baixa da Banheira e Vale da Amoreira · ec1927 | Active | €285,000 | €2,639 | 16.5% | 71 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 162697 | Active | €280,000 | €3,146 | 0.5% | 72 | 67 |
| rua Soeiro Pereira Gomes | Active | €259,000 | €2,616 | 17.2% | 75 | 74 |
| Median comp | €269,500 | €2,893 | 8.5% | 72 | 73 |
Long-term rental The property’s listing price of €275,000 is 20.3% above its fair value of €228,595, making it a less appealing option for long-term rental investors. With a gross yield of only 3.3%, the potential return does not justify the elevated acquisition cost. Family rental As a family rental option, the apartment's current price is notably high compared to its fair value, leading to concerns about rental profitability. The balance between the decent condition score of 75 and the neighborhood score of 74 does not overcome the financial drawbacks of the already overpriced listing. Buy-and-hold For buy-and-hold investors, the significant gap between the listing price and the fair value poses a challenge to achieving adequate long-term returns. The suburban location near Lisbon offers stability but falls short of making this property a sound investment due to its current overvaluation.
Tenant turnover risk Higher than average tenant turnover can occur due to a tenant stability score of 75/100, indicating potential challenges in maintaining occupancy rates and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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