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 58 m² on the 2nd floor, built in 1959, energy rating C. Located on rua Dom Afonso Henriques, 35, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property features a versatile enclosed balcony that enhances usable space and is ideally located just minutes from various transport links to Lisbon, promoting a balanced lifestyle.
The valuation. The asking price of €249,900 is significantly above the fair value of €191,607, representing an overpricing of €58,293 (30.4%). This makes it clear that the property is not a deal despite its location.
Fair value modelled at €191,607 from 6 comparable sales in the area. Asking €249,900 sits €58,293 (30.4%) above — overpriced versus fair value.
Asking €249,900 versus the rua Dom Afonso Henriques, 35 area baseline of €176,986 (€3,051/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €176,986, adjusted for condition and micro-location, gives a modelled fair value of €191,607 (€3,304/m²), a €58,293 (30.4%) gap versus the €249,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Afonso Henriques, 35 | Subject | €249,900 | €4,309 | — | 62 | 63 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 39.8% | — | 70 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 24.6% | 65 | 75 |
| rua Garcia de Resende, 42 | Active | €257,000 | €3,779 | 12.3% | 60 | 72 |
| rua Augusto Gil, 86 | Active | €220,000 | €2,651 | 38.5% | 70 | 75 |
| Median comp | €233,500 | €2,951 | 31.5% | 65 | 74 |
Family rental This property is priced at €249,900, which is significantly above its fair value of €191,607, indicating a gap of 30.4%. Given its gross yield of only 3.5% and a neighborhood rating of 63/100, it may not attract families seeking affordable and quality housing. Long-term rental At a listing price of €249,900, this property is overvalued compared to the fair value of €191,607, showing an unjustifiable 30.4% premium. The gross yield of 3.5% suggests a lack of compelling returns for long-term rental investors in a moderately rated neighborhood. Buy-and-hold With a fair value of €191,607, the €249,900 listing price reflects a 30.4% overvaluation, which poses a risk for a buy-and-hold strategy. The apartment's gross yield of 3.5% and a condition score of 64/100 further diminish its attractiveness for long-term appreciation in a competitive market.
Weak Tenant Stability Risk The tenant stability score of 55/100 indicates a higher risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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