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 84 m² on the 6th floor, built in 1986, energy rating D. Located on avenida Santa Maria, 16, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This property features a rooftop terrace with unobstructed views of the Tagus River and is situated in a central area with excellent access to amenities and transportation.
The valuation. The asking price of €290,000 is slightly below fair value, which sits at €306,009. This indicates a minor discrepancy of €16,009 (5.2%) from market expectations, categorizing it as fairly priced.
Fair value modelled at €254,340 from 6 comparable sales in the area. Asking €270,000 sits €15,660 (6.2%) above — overpriced versus fair value.
Asking €270,000 versus the avenida Santa Maria, 16 area baseline of €238,045 (€2,834/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €238,045, adjusted for condition and micro-location, gives a modelled fair value of €254,340 (€3,028/m²), a €15,660 (6.2%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Santa Maria, 16 | Subject | €270,000 | €3,214 | — | 62 | 74 |
| Barreiro e Lavradio · 3d9a5c | Active | €259,000 | €2,943 | 8.4% | 61 | 77 |
| Alto do Seixalinho, Santo André e Verderena · 86ca9b | Active | €230,000 | €3,239 | 0.8% | 65 | 75 |
| Baixa da Banheira e Vale da Amoreira · 0e911a | Active | €220,000 | €2,716 | 15.5% | 60 | — |
| avenida dos Metalúrgicos | Active | €240,000 | €3,117 | 3.0% | 70 | 69 |
| Median comp | €235,000 | €3,030 | 5.7% | 63 | 75 |
Long-term rental The property offers a gross yield of 3.3%, consistent with the suburban location's demand dynamics. While the property is priced at €290,000, only slightly below its fair value of €306,009, it maintains a balanced position in the market with stable tenant quality. Family rental Given its condition rating of 68/100 and a neighborhood score of 74/100, the apartment is well-suited for families looking for comfortable accommodation within Greater Lisbon. The price point reflects its value accurately, ensuring potential tenants appreciate the lifestyle opportunities available in the area. Buy-and-hold As a buy-and-hold investment, this property aligns with the steady growth and strong employment stability in the region, making it a reliable choice. Priced fairly at €290,000, it offers the potential for appreciation in a market that supports long-term growth strategies.
Economic Vulnerability The economic stability score of 70 indicates a moderate risk of downturn, affecting long-term tenant retention and overall property value appreciation.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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