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.
3-bedroom, 1-bathroom apartment of 98 m² on the 1st floor, energy rating C. Located on rua 1º de Dezembro, 9C, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The living room's long layout allows for distinct living and dining areas, while two balconies provide ample outdoor space with southeast orientation for maximum sunlight exposure.
The valuation. The asking price of €295,000 sits significantly above the fair value of €257,334, representing an overestimation of €37,666 (14.6%). This property is priced higher than what the current market conditions would justify.
Fair value modelled at €257,334 from 6 comparable sales in the area. Asking €295,000 sits €37,666 (14.6%) above — overpriced versus fair value.
Asking €295,000 versus the rua 1º de Dezembro, 9C area baseline of €202,978 (€2,071/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 €202,978, adjusted for condition and micro-location, gives a modelled fair value of €257,334 (€2,626/m²), a €37,666 (14.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 1º de Dezembro, 9C | Subject | €295,000 | €3,010 | — | 72 | 78 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a80a85 | Active | €269,000 | €3,280 | 9.0% | 72 | 73 |
| Santo António da Charneca · be937c | Active | €240,000 | €2,791 | 7.3% | — | 75 |
| Baixa da Banheira e Vale da Amoreira · 6c7b57 | Active | €310,000 | €2,230 | 25.9% | 72 | 73 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 21.8% | 74 | 73 |
| Median comp | €284,000 | €2,573 | 14.5% | 72 | 73 |
Long-term rental The gross yield of 3.6% is not compelling given the property’s current asking price of €295,000, which is 14.6% above its fair value. With the market conditions suggesting an overpriced property, achieving strong long-term rental returns may prove challenging in this case. Family rental While the neighborhood scores well in terms of safety and amenities, the property remains overpriced at €295,000, with a fair value of €257,334. Thus, attracting families looking for affordable long-term options may be problematic given the current pricing. Buy-and-hold Investing in a buy-and-hold strategy with this property seems less attractive as it is overpriced relative to its fair value, creating a potential hurdle for future capital appreciation. The economic stability of the suburban area may not be sufficient to offset the current gap in pricing, leading to possible buyer disappointment in the long term.
Economic Volatility Risk The property is located in an area with an economic stability score of 75/100, which indicates vulnerability to economic fluctuations that could affect rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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