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 76 m² on the 3rd floor, energy rating D. Located on rua dos Açores, 42, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. The apartment features two balconies, enhancing the living space with outdoor access and natural light, and includes a spacious wardrobe in the larger bedroom for ample storage.
The valuation. The asking price of €209,900 exceeds the fair value of €187,963 by €21,937 (11.7%), indicating that the property is overpriced. This disparity suggests potential buying resistance in the current market context.
Fair value modelled at €187,963 from 6 comparable sales in the area. Asking €209,900 sits €21,937 (11.7%) above — overpriced versus fair value.
Asking €209,900 versus the rua dos Açores, 42 area baseline of €199,980 (€2,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 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 €199,980, adjusted for condition and micro-location, gives a modelled fair value of €187,963 (€2,473/m²), a €21,937 (11.7%) gap versus the €209,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Açores, 42 | Subject | €209,900 | €2,762 | — | 40 | 69 |
| rua Capitão Aviador Francisco Fernandes Carvalho | Active | €195,000 | €2,635 | 4.6% | 42 | 75 |
| rua Júlio Diniz | Active | €233,000 | €2,533 | 8.3% | 30 | 73 |
| rua de Goa | Active | €175,000 | €2,365 | 14.4% | 32 | 75 |
| rua João Dias Correia Pimenta, 3 | Active | €150,000 | €2,381 | 13.8% | 42 | 69 |
| Median comp | €185,000 | €2,457 | 11.0% | 37 | 74 |
Family rental Given the current listing price of €209,900, the property exhibits an 11.7% gap from its fair value of €187,963, suggesting it is overpriced for a family rental market. Additionally, with a 4.6% gross yield and a neighborhood rating of 69/100, attracting families may be challenging due to the relatively high cost versus the amenities offered. Long-term rental While the property offers a gross yield of 4.6%, the listing price of €209,900 is higher than its fair value of €187,963, indicating that the long-term rental potential may not justify the investment. The neighborhood score of 69/100 reflects a decent area, but the elevated price could limit long-term tenant demand. Value-add renovation Investing in renovations could enhance appeal, but at €209,900, the property remains overpriced compared to its fair value of €187,963, which may restrict overall profitability. With the current condition rated at 43/100, notable improvements are necessary to bridge this gap, yet the high acquisition cost might deter potential investors looking for value-add opportunities.
Moderate economic fluctuation risk With both the economic and tenant stability scores at 70/100, there is a moderate risk of fluctuations that could impact rental income and property value negatively due to potential market volatility.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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