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.
3-bedroom, 2-bathroom apartment of 105 m² on the 7th floor, energy rating C. Located on rua Capitão Tenente Oliveira e Carmo, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment boasts breathtaking river views and two elevators, providing both aesthetic pleasure and practical convenience within the building.
The valuation. The asking price of €319,500 is significantly above the fair value of €276,934, creating a gap of €42,566 (15.4%). This property is therefore considered overpriced.
Fair value modelled at €276,934 from 6 comparable sales in the area. Asking €319,500 sits €42,566 (15.4%) above — overpriced versus fair value.
Asking €319,500 versus the rua Capitão Tenente Oliveira e Carmo area baseline of €210,219 (€2,002/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 €210,219, adjusted for condition and micro-location, gives a modelled fair value of €276,934 (€2,637/m²), a €42,566 (15.4%) gap versus the €319,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Capitão Tenente Oliveira e Carmo | Subject | €319,500 | €3,043 | — | 87 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 4a43b5 | Active | €365,000 | €2,992 | 1.7% | 74 | 73 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 20.4% | 72 | 72 |
| rua Nau São Gabriel | Active | €360,000 | €3,243 | 6.6% | 74 | 71 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 22.6% | 74 | 73 |
| Median comp | €337,500 | €2,708 | 11.0% | 74 | 73 |
Long-term rental Given the listing price of €319,500, the property is overpriced compared to its fair value of €276,934, resulting in diminished potential returns for long-term rental investors. The gross yield of 3.1% is relatively low and does not justify the investment at the current asking price. Family rental As the property is priced at €319,500, which is 15.4% above the fair value of €276,934, it poses a challenge for family rental strategies aimed at maximizing cash flow. This overpriced valuation compromises the ability to attract families looking for quality housing in a suburban setting. Buy-and-hold The overpriced listing at €319,500, which exceeds the fair value by 15.4%, indicates that long-term holding may not yield satisfactory appreciation or cash flow for buy-and-hold investors. This property’s gross yield of 3.1% reflects the risk of entering the market at such an inflated price.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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