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 61 m², energy rating D. Located on rua Capitão Tenente Oliveira e Carmo, 51C, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Feature: The apartment features traditional Portuguese terracotta tiles and patterned ceramic wainscoting, blending cultural charm with contemporary living in a versatile setting.
The valuation. The asking price of €250,000 is significantly higher than the fair value of €220,824, representing an overvaluation of €29,176 (13.2%). This pricing indicates that the property may not be a good investment.
Fair value modelled at €220,824 from 6 comparable sales in the area. Asking €250,000 sits €29,176 (13.2%) above — overpriced versus fair value.
Asking €250,000 versus the rua Capitão Tenente Oliveira e Carmo, 51C area baseline of €209,836 (€3,440/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €209,836, adjusted for condition and micro-location, gives a modelled fair value of €220,824 (€3,620/m²), a €29,176 (13.2%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Capitão Tenente Oliveira e Carmo, 51C | Subject | €250,000 | €4,098 | — | 60 | 74 |
| avenida Escola dos Fuzileiros Navais, 95 | Active | €330,000 | €3,708 | 9.5% | 62 | 76 |
| rua Maria Lalande, 67 | Active | €239,900 | €3,998 | 2.4% | 72 | 72 |
| Barreiro e Lavradio · b32bdf | Active | €225,000 | €4,245 | 3.6% | 70 | 74 |
| Barreiro e Lavradio · efdcff | Active | €219,000 | €3,532 | 13.8% | 70 | 73 |
| Median comp | €232,450 | €3,853 | 6.0% | 70 | 74 |
Long-term rental The property is overpriced, with a significant gap of 13.2% compared to its fair value, which may limit profitability in the long-term rental market. Additionally, while its proximity to Lisbon enhances demand, the gross yield of 3.5% does not justify the investment at this valuation. Buy-and-hold At a listing price of €250,000, the property does not present a compelling buy-and-hold opportunity due to its 13.2% premium over fair value. The neighbourhood may offer decent amenities and service access, but the anticipated appreciation does not reflect the current priced conditions. Family rental Though family rentals can benefit from decent local amenities, the 3.5% yield and the property being overpriced by 13.2% suggest limited upside for investors. Moreover, the property's condition rating of 67/100 indicates that additional investment may be necessary to attract long-term family tenants at this price point.
Inconsistent Tenant Stability: With a tenant stability score of only 65/100, there's a heightened risk of tenant turnover, potentially leading to increased vacancy rates and inconsistent cash flow.
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