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 83 m² on the 3rd floor, built in 1988, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Feature: The apartment includes two enclosed balconies that significantly enhance usable space, and an attic room ideal for various purposes, accessed by an elegant staircase with a feature wall.
The valuation. The asking price of €265,000 is significantly above the fair value of €230,192, exceeding it by €34,808 (15.1%). This price indicates that the property is overpriced compared to market conditions.
Fair value modelled at €230,192 from 6 comparable sales in the area. Asking €265,000 sits €34,808 (15.1%) above — overpriced versus fair value.
Asking €265,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €202,339 (€2,438/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €202,339, adjusted for condition and micro-location, gives a modelled fair value of €230,192 (€2,773/m²), a €34,808 (15.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 51b3ee | Subject | €265,000 | €3,193 | — | 68 | 72 |
| Alto do Seixalinho, Santo André e Verderena · f14ccc | Active | €245,000 | €3,025 | 5.3% | 70 | 78 |
| Alto do Seixalinho, Santo André e Verderena · 133b69 | Active | €199,000 | €3,015 | 5.6% | 62 | 72 |
| rua Carlos Augusto dos Santos | Active | €209,000 | €2,488 | 22.1% | 68 | 71 |
| Baixa da Banheira e Vale da Amoreira · ba59a6 | Active | €200,000 | €2,532 | 20.7% | — | 71 |
| Median comp | €204,500 | €2,774 | 13.1% | 68 | 72 |
Long-term rental The current listing price of €265,000 represents a 15.1% gap above the fair value of €230,192, suggesting that this investment may yield lower long-term returns than initially anticipated. With a gross yield of 3.7%, the property is not a compelling option for steady monthly income in this context. Family rental Despite its suburban location near Lisbon, the price of €265,000 is above the fair value, rendering it potentially less attractive for family rentals due to its lower yield of 3.7%. The condition rating of 65 out of 100 further underscores the concerns with maintaining profitability in this segment. Buy-and-hold The property's valuation at €265,000 places it significantly above the estimated fair value, which may limit appreciation potential for buy-and-hold investors. With a yield of only 3.7% and a neighbourhood quality score of 72, the long-term benefits of holding this asset seem diminished given its current pricing.
Potential Economic Fluctuations The property is at risk due to a moderately high economic stability score of 75/100, indicating susceptibility to economic downturns that could impact rental income.
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