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 53 m², built in 1971, energy rating C. Located on rua Calouste Gulbenkian, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features excellent natural light due to its North/South orientation and is strategically located on one of Barreiro's main streets.
The valuation. The asking price of €230,000 is significantly above the fair value of €192,804, resulting in an excess of €37,196, or 19.3%. The property is therefore considered overpriced.
Fair value modelled at €192,804 from 6 comparable sales in the area. Asking €230,000 sits €37,196 (19.3%) above — overpriced versus fair value.
Asking €230,000 versus the rua Calouste Gulbenkian area baseline of €190,505 (€3,594/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €190,505, adjusted for condition and micro-location, gives a modelled fair value of €192,804 (€3,638/m²), a €37,196 (19.3%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Calouste Gulbenkian | Subject | €230,000 | €4,340 | — | 53 | 70 |
| avenida Dom Afonso Henriques, 47 | Active | €195,000 | €3,545 | 18.3% | 55 | 64 |
| rua de Goa | Active | €210,000 | €3,962 | 8.7% | 62 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 38b258 | Active | €205,000 | €3,942 | 9.2% | 60 | 70 |
| Alto do Seixalinho, Santo André e Verderena · a8ed1b | Active | €193,000 | €3,328 | 23.3% | 52 | 75 |
| Median comp | €200,000 | €3,744 | 13.7% | 58 | 72 |
Long-term rental This property, with a gross yield of 3.1%, is challenging given its overpricing at €230,000, compared to a fair value of €192,804. While the suburban location near Lisbon is appealing for long-term tenants, the 19.3% gap from fair value may hinder profitability in the rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is not favorable, as it is currently listed 19.3% above its fair market value. Although the location provides access to essential amenities and transportation, the yield of 3.1% does not justify the elevated purchase price. Family rental While the property is located in a family-friendly area with decent amenities, the overpricing significantly affects its attractiveness as a family rental. The gap of 19.3% from fair value could result in lower demand and challenges in achieving rental income targets over time.
Economic and Tenant Instability Risk The combined economic and tenant stability scores of 70/100 suggest a potential risk for fluctuations in rental income due to an unstable market environment.
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