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.
4-bedroom, 2-bathroom apartment of 110 m² on the 2nd floor, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts an enclosed balcony/terrace that enhances natural light and provides additional functional living space, complemented by modern recessed LED strip lighting throughout.
The valuation. The asking price of €348,000 is significantly above the determined fair value of €288,988, representing a difference of €59,012 (20.4%). This property is considered overpriced, making it less attractive for potential buyers.
Fair value modelled at €288,988 from 6 comparable sales in the area. Asking €348,000 sits €59,012 (20.4%) above — overpriced versus fair value.
Asking €348,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €209,840 (€1,908/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €209,840, adjusted for condition and micro-location, gives a modelled fair value of €288,988 (€2,627/m²), a €59,012 (20.4%) gap versus the €348,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 2cdc51 | Subject | €348,000 | €3,164 | — | 90 | 80 |
| Alto do Seixalinho, Santo André e Verderena · e83650 | Active | €348,000 | €2,900 | 8.3% | 80 | 73 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 25.6% | 74 | 73 |
| Baixa da Banheira e Vale da Amoreira · 6c7b57 | Active | €310,000 | €2,230 | 29.5% | 72 | 73 |
| Barreiro e Lavradio · d1dcbe | Active | €479,000 | €3,071 | 2.9% | 80 | 74 |
| Median comp | €329,000 | €2,627 | 17.0% | 77 | 73 |
Long-term rental The 4-bedroom apartment in Barreiro is currently listed at €348,000, which reflects a 20.4% premium over the fair value of €288,988. At a gross yield of 3.1%, the property does not present an attractive investment opportunity for long-term rental. Family rental Given the proximity to Lisbon and the overall safety of the neighbourhood, the property might attract family tenants, but the current pricing at €348,000 makes it overpriced by 20.4%. With a tenant quality rating of 80/100, demand may be limited by the high cost in relation to fair market value. Buy-and-hold Investing in a buy-and-hold strategy for this apartment could be problematic due to its listing price of €348,000, which exceeds the fair value by 20.4%. While the neighbourhood offers decent amenities and safety, the expected returns are diminished because of its current overvaluation and a gross yield of just 3.1%.
Economic downturn risk A significant economic downturn could adversely affect tenant stability given both scores are at 80/100, suggesting that while current conditions are stable, future uncertainties could lead to increased vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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