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 79 m² on the 2nd floor, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes double-glazed windows for enhanced insulation, and the kitchen is equipped with modern appliances, adding value and convenience for everyday living.
The valuation. The asking price of €268,000 sits €39,670 above the fair value of €228,330, indicating a 17.4% premium. Consequently, the property is classified as overpriced based on current market conditions.
Fair value modelled at €228,330 from 6 comparable sales in the area. Asking €268,000 sits €39,670 (17.4%) above — overpriced versus fair value.
Asking €268,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €210,338 (€2,663/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €210,338, adjusted for condition and micro-location, gives a modelled fair value of €228,330 (€2,890/m²), a €39,670 (17.4%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · c498d2 | Subject | €268,000 | €3,392 | — | 65 | 75 |
| rua Fernão de Magalhães, 6 | Active | €249,900 | €2,631 | 22.5% | 60 | 76 |
| avenida do Bocage | Active | €265,000 | €2,849 | 16.0% | 65 | 81 |
| rua Nuno Tristão, 26 | Active | €255,000 | €2,931 | 13.6% | 60 | 69 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 23.6% | — | 70 |
| Median comp | €252,450 | €2,740 | 19.2% | 60 | 73 |
Long-term rental The property, listed at €268,000, is overpriced compared to the fair value of €228,330, indicating that potential rental yields might not justify the investment. With a gross yield of only 3.6%, this long-term rental strategy may not provide sufficient returns given the higher initial investment. Family rental While the apartment could serve as a family rental in a decent neighborhood rated at 75/100, the current valuation of €268,000 is above fair value, making it less appealing for family tenants seeking reasonable rental prices. The relatively low yield of 3.6% and the condition rating of 63/100 contribute to a less favorable investment outlook for targeting families. Buy-and-hold Investing in this property as a buy-and-hold option is questionable due to its overpriced status at €268,000 versus a fair value of €228,330, which limits potential appreciation and overall return. The subpar yield of 3.6% combined with a fair neighborhood profile suggests that this property may not meet the criteria for a long-term investment hold in the current market. Not ideal for short-term vacation rental The property is not suitable for short-term vacation rentals due to its overpriced listing and average condition, which may deter transient tenants looking for higher-quality stays. Furthermore, the lack of distinctive features in the area and economic context does not attract the premium necessary for short-term rentals. Not ideal for luxury market Targeting the luxury market with this property is unrealistic because the overvaluation and lack of top-tier amenities dilute its appeal within that segment. The moderate condition and neighborhood ratings further confirm that this property does not align with the luxury investment strategy.
Economic volatility risk The economic stability score of 75/100 indicates potential fluctuations in the local economy that could affect rental income, while the tenant stability score of 70/100 suggests a likelihood of tenant turnover that could further impact cash flow.
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