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 54 m² on the 1st floor, energy rating B. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a private terrace directly accessible from the open-plan living area, enhancing outdoor leisure opportunities in a modern setting.
The valuation. The asking price of €265,000 is significantly above the fair value of €208,421, resulting in an overvaluation of €56,579, or 27.1%. This property is therefore not aligned with current market expectations.
Fair value modelled at €208,421 from 5 comparable sales in the area. Asking €265,000 sits €56,579 (27.1%) above — overpriced versus fair value.
Asking €265,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €172,357 (€3,192/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting 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 €172,357, adjusted for condition and micro-location, gives a modelled fair value of €208,421 (€3,860/m²), a €56,579 (27.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · e3abe0 | Subject | €265,000 | €4,907 | — | — | 70 |
| Barreiro e Lavradio · 3a7456 | Active | €220,000 | €3,860 | 21.4% | 82 | 74 |
| rua Miguel Pais, 119 | Active | €260,000 | €4,561 | 7.1% | 70 | 74 |
| rua Maria Lalande, 49 | Active | €240,000 | €4,211 | 14.2% | 75 | 76 |
| rua João das Regras, 6 | Active | €237,500 | €3,598 | 26.7% | 78 | 71 |
| Median comp | €238,750 | €4,036 | 17.8% | 77 | 74 |
Long-term rental The gross yield of 2.7% indicates a low return on investment for this property, especially at a listing price significantly above the fair value. Moreover, the high gap from fair value suggests that it may not attract tenants looking for competitive pricing in the long run. Family rental While the suburban setting offers safety and access to urban amenities, the pricing of the property remains disconnected from fair market rates, rendering it less attractive to families seeking budget-friendly options. The neighbourhood score of 70/100 is decent, but combined with the property being overpriced, it may deter potential family renters searching for value. Buy-and-hold The current market price of €265,000, which is 27.1% higher than the fair value, limits the investment potential in terms of return on equity over time. Given the property’s condition rating of 82/100, it remains a serviceable asset, yet the overvaluation could result in challenges when attempting to realize capital appreciation. Not ideal for: Short-term rental, Luxury market, Student housing
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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