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 120 m², built in 1986, energy rating E. Located on avenida Bocage, 17, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features a large private terrace perfect for outdoor entertaining, along with a closed balcony that enhances comfort with panoramic views and abundant natural light.
The valuation. The asking price of €290,000 sits €60,417 (20.8%) above the fair value of €229,583. This property is overpriced based on current market conditions and comparable sales in the area.
Fair value modelled at €229,583 from the area baseline, adjusted for condition and location. Asking €290,000 sits €60,417 (20.8%) above — overpriced versus fair value.
Asking €290,000 versus the avenida Bocage, 17 area baseline of €206,400 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Bocage, 17
Area baseline €206,400 + condition +€11,625 + location +€11,558 = modelled fair value of €229,583 (€1,913/m²), a €60,417 (20.8%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bocage, 17 | Subject | €290,000 | €2,417 | — | 75 | 64 |
| rua Alto do Seixalinho | Active | €265,000 | €2,409 | 0.3% | 80 | 68 |
| Alhos Vedros · cfe2b2 | Active | €335,000 | €2,233 | 7.6% | 75 | 74 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 4.5% | 72 | 75 |
| rua do Oriente, 1 | Active | €295,000 | €2,201 | 8.9% | 80 | 66 |
| Median comp | €280,000 | €2,321 | 4.0% | 78 | 71 |
Long-term rental The 2-bed apartment in Alto do Seixalinho is listed at €290,000, which is 20.8% above its fair value of €229,583, indicating it is overpriced for long-term rental purposes. The gross yield of 3.6% does not compensate for this premium, making it a less favorable investment in a competitive rental market. Family rental Targeting family tenants may not yield sufficient rental income given the property’s price of €290,000, which is 20.8% higher than the fair value of €229,583. Additionally, the neighborhood's amenities and tenant quality ratings suggest limited attractiveness for family-oriented renters, especially at this price point. Buy-and-hold Investing in a buy-and-hold strategy for this property seems ill-advised, given its current listing price of €290,000, which exceeds its fair value by 20.8%. The slower appreciation potential and 3.6% gross yield do not justify the high entry price in the context of a stable but unremarkable neighborhood market.
Economic vulnerability With an economic stability score of 70/100 and a tenant stability score of 60/100, there is a heightened risk of fluctuations in tenant occupancy and rental income due to economic uncertainties.
