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, 2-bathroom apartment of 70 m² on the 3rd floor, built in 1977, energy rating E. Located on praceta Gomes Teixeira, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes original architectural details such as moldings and high ceilings that could be restored during renovations, enhancing its historical charm and value.
The valuation. The asking price of €230,000 is significantly above the fair value of €202,669, making the property overpriced by €27,331 or 13.5%. This discrepancy suggests that buyers may want to negotiate aggressively before proceeding.
Fair value modelled at €202,669 from 6 comparable sales in the area. Asking €230,000 sits €27,331 (13.5%) above — overpriced versus fair value.
Asking €230,000 versus the praceta Gomes Teixeira area baseline of €228,820 (€3,269/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €228,820, adjusted for condition and micro-location, gives a modelled fair value of €202,669 (€2,895/m²), a €27,331 (13.5%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Gomes Teixeira | Subject | €230,000 | €3,286 | — | 35 | 75 |
| rua António Botto S / N | Active | €190,000 | €2,923 | 11.0% | 45 | 67 |
| praça Liberdade | Active | €190,000 | €2,111 | 35.7% | — | 74 |
| Baixa da Banheira e Vale da Amoreira · ee88eb | Active | €190,000 | €2,836 | 13.7% | 35 | 68 |
| Alto do Seixalinho, Santo André e Verderena · 3df37c | Active | €238,000 | €2,867 | 12.7% | 40 | 66 |
| Median comp | €190,000 | €2,852 | 13.2% | 40 | 68 |
Long-term rental The apartment's fair value is €202,669, indicating a 13.5% gap that suggests it is overpriced at the listing price of €230,000. With a gross yield of 4% and a condition rating of 39/100, this property may not attract long-term renters seeking quality living. Family rental Given the family-oriented neighbourhood with a rating of 75/100, the property could appeal to families, but its overpriced status at €230,000 compared to the fair value limits potential profitability. The apartment's condition and yield may deter families who prioritize quality and value for money. Buy-and-hold The property presents an opportunity for buy-and-hold investors; however, its listing price exceeds fair value by 13.5%, resulting in concerns about long-term appreciation. With an inadequate condition score of 39/100 and a gross yield of only 4%, the potential for sustainable returns is diminished under current pricing. Not ideal for: Short-term vacation rental, Luxury market, Student housing The proximity to Lisbon metro may boost demand, yet the dwelling's condition and current pricing make it unsuitable for short-term and luxury segments. Additionally, student housing opportunities are limited due to the apartment's overall condition and neighbourhood characteristics.
Tenant turnover risk The combination of a tenant stability score of 70/100 indicates a potential for increased turnover, which could lead to vacancy costs and rent loss.
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