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, 2-bathroom apartment of 63 m², energy rating C. Located on avenida do Bocage, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment includes a closed balcony that enhances its brightness and can be used as an additional living space.
The valuation. The asking price of €279,000 is significantly above fair value, which stands at €122,876, creating a disparity of €156,124 (56.0%). Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy would require a price reduction and subsequent upgrades to attract potential buyers, which is challenging given current valuations. Buy-to-let angle. The estimated rental income of €721/month delivers a gross yield of 3.1%, offering a stable long-term rental opportunity despite the high initial asking price.
Fair value modelled at €122,876 from the area baseline, adjusted for condition and location. Asking €279,000 sits €156,124 (56.0%) above — overpriced versus fair value.
Asking €279,000 versus the avenida do Bocage area baseline of €187,803 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida do Bocage
Area baseline €187,803 + condition +€5,414 + location +€9,102 = modelled fair value of €122,876 (€1,950/m²), a €156,124 (56.0%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Bocage | Subject | €279,000 | €4,429 | — | 75 | 71 |
| avenida Dom Afonso Henriques | Active | €298,000 | €3,973 | 10.3% | 75 | 76 |
| praceta Soeiro Pereira Gomes, 15 | Active | €250,000 | €2,907 | 34.4% | 75 | 78 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 27.1% | 73 | 74 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 22.7% | 75 | 73 |
| Median comp | €274,000 | €3,327 | 24.9% | 75 | 75 |
Long-term rental The property is overpriced at €279,000, compared to a fair value of €122,876, presenting a significant gap of 56.0%, which could lead to lower long-term returns. With a gross yield of only 3.1% and a neighborhood rating of 71/100, the investment appears less attractive for sustained rental income. Family rental As the market stands, this 2-bed apartment is overpriced with a fair value of €122,876 while listed at €279,000, indicating it may not provide the expected returns for family tenants. Considering the location's suburban nature and transport links to Lisbon, families may seek more competitive options that provide better value. Buy-and-hold The pricing of €279,000, versus a fair value of €122,876, signifies that this property strategy is not feasible given the apparent overpricing reflected in the 56.0% gap. While the property condition is decent at 81/100, the weak yield of 3.1% does not support a successful long-term investment approach.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which could affect rental income and property value over time.
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