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.
1-bedroom, 1-bathroom apartment of 44 m². Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a pantry for additional storage and access to a balcony from the kitchen, enhancing its practicality for everyday living. Location Appeal: It is strategically located near public transport options and riverside leisure spaces promoting an active lifestyle.
The valuation. The asking price of €199,000 is significantly above the fair value of €165,559, representing an overpricing of €33,441 or 20.2%. This property is not a deal for potential investors.
Fair value modelled at €165,559 from 6 comparable sales in the area. Asking €199,000 sits €33,441 (20.2%) above — overpriced versus fair value.
Asking €199,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €151,602 (€3,446/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €151,602, adjusted for condition and micro-location, gives a modelled fair value of €165,559 (€3,763/m²), a €33,441 (20.2%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 2fccf7 | Subject | €199,000 | €4,523 | — | 67 | 81 |
| avenida Dom Afonso Henriques, 1 | Active | €220,000 | €3,729 | 17.6% | 63 | 70 |
| rua Almirante Reis | Active | €175,000 | €3,889 | 14.0% | 70 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 38b7f5 | Active | €200,000 | €4,000 | 11.6% | 68 | 82 |
| Alto do Seixalinho, Santo André e Verderena · 5e62bf | Active | €219,000 | €3,369 | 25.5% | 70 | 77 |
| Median comp | €209,500 | €3,809 | 15.8% | 69 | 76 |
Long-term rental The 1-bed apartment in Alto do Seixalinho is currently overpriced at €199,000 compared to its fair value of €165,559, indicating a 20.2% discrepancy. With a gross yield of 3.7% and a decent neighborhood rating of 81/100, this investment may not offer sufficient returns to justify the price. Family rental Targeting families in the Alto do Seixalinho area may face challenges due to the property being overpriced at €199,000, which is significantly above its fair value of €165,559. While the neighborhood's safety and amenities are reasonable, the 3.7% yield suggests that the investment lacks the value potential necessary for family rental success. Buy-and-hold Acquiring this property as a buy-and-hold investment is questionable, given its pricing at €199,000 against a fair value of €165,559, resulting in a 20.2% overpricing. The 3.7% gross yield and moderate condition rating of 66/100 may not provide the long-term appreciation needed to offset the initial cost premium.
Tenant turnover risk Higher tenant turnover could occur given the tenant stability score of 80/100, potentially leading to increased vacancy rates and associated costs.
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