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 91 m² on the 3rd floor, energy rating E. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment features two solar fronts that ensure abundant natural light and offers a pleasant river view, enhancing the living experience beyond the standard amenities.
The valuation. The asking price of €285,000 is significantly above the fair value of €253,714, resulting in a discrepancy of €31,286 (12.3%). This property is overpriced given its current market conditions.
Fair value modelled at €253,714 from 6 comparable sales in the area. Asking €285,000 sits €31,286 (12.3%) above — overpriced versus fair value.
Asking €285,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €233,302 (€2,564/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €233,302, adjusted for condition and micro-location, gives a modelled fair value of €253,714 (€2,788/m²), a €31,286 (12.3%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 0ac6aa | Subject | €285,000 | €3,132 | — | 65 | 70 |
| Baixa da Banheira e Vale da Amoreira · a807b0 | Active | €220,000 | €2,651 | 15.4% | 72 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 834350 | Active | €379,000 | €3,158 | 0.8% | 66 | 74 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 26.2% | 65 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 4a45dd | Active | €285,000 | €2,938 | 6.2% | 68 | 74 |
| Median comp | €295,000 | €2,795 | 10.8% | 67 | 74 |
Long-term rental Despite the apartment's reasonable size and location near Lisbon, the asking price of €285,000 represents a 12.3% gap above the fair value of €253,714, which makes it a less attractive option for long-term rental investment. With a gross yield of only 3.2%, the rental return does not justify the higher entry cost in the current market. Family rental The apartment is situated in a suburban area with decent neighborhood ratings, yet selling at €285,000 positions it well above its fair value of €253,714. Consequently, the low gross yield of 3.2% further confirms its status as overpriced, making it a less suitable choice for family rental purposes. Buy-and-hold While the property may appeal for its location and size, the €285,000 listing price substantially exceeds the fair value of €253,714, indicating it is overpriced for a buy-and-hold strategy. Furthermore, the gross yield of 3.2% suggests that the potential for appreciation and income generation is limited, raising concerns about long-term investment viability.
Potential volatility in tenant turnover The combined economic and tenant stability scores of 70/100 indicate a moderate risk of fluctuations in tenant retention, which could impact rental income stability and overall property performance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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