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 78 m², built in 1983, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features modern updates in the kitchen and bathroom, enhancing the overall aesthetic and functionality of the space for contemporary living.
The valuation. The asking price of €299,000 is above the fair value of €273,667 by €25,333 (9.3%). Hence, the valuation can be considered fair, presenting a balanced opportunity for potential investors.
Fair value modelled at €273,667 from 6 comparable sales in the area. Asking €299,000 sits €25,333 (9.3%) above — overpriced versus fair value.
Asking €299,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €242,328 (€3,107/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €242,328, adjusted for condition and micro-location, gives a modelled fair value of €273,667 (€3,509/m²), a €25,333 (9.3%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 787f7d | Subject | €299,000 | €3,833 | — | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 875073 | Active | €250,000 | €3,472 | 9.4% | 70 | 71 |
| rua Maria Lalande, 67 | Active | €239,900 | €3,998 | 4.3% | 72 | 72 |
| Barreiro e Lavradio · b32bdf | Active | €225,000 | €4,245 | 10.7% | 70 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 225ce4 | Active | €265,000 | €2,880 | 24.9% | 72 | 75 |
| Median comp | €244,950 | €3,735 | 2.6% | 71 | 73 |
Long-term rental The property in Alto do Seixalinho shows a modest gross yield of 3.1%, which aligns with the average for suburban areas near Lisbon. Considering the fair value assessment, this property can generate consistent rental income without the volatility found in more expensive urban centers. Family rental This two-bedroom apartment meets a critical housing need in a suburban area with reasonable demand, making it suitable for families. With good school access nearby and community safety typical of suburban Portugal, it presents a stable living option for family tenants. Buy-and-hold Holding this property over the long term could yield solid appreciation given its fair market positioning and acceptable condition rating of 68/100. The strong neighborhood score of 74/100 indicates that this apartment is well-positioned for sustained demand, making it a strategic buy-and-hold investment despite its current pricing. Not ideal for short-term vacation rental Due to its suburban nature and fair value pricing, this property lacks the appeal necessary for short-term vacation rentals which typically thrive in more vibrant urban districts. Therefore, pursuing this strategy would likely yield disappointing returns. Not ideal for luxury market The apartment does not fall within the luxury market segment, as reflected in its market disposition and the average neighborhood context. Properties in luxury markets require attributes that this listing does not possess, making it unsuitable for such investments.
Tenant attrition risk With a tenant stability score of 70/100, there is a 30% potential for tenant turnover, which could lead to increased vacancy rates and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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