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 123 m², energy rating E. Located on rua Mormugão, 11, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment offers an enclosed balcony in the kitchen, a rare feature that enhances the dining experience, and it includes a functional fireplace in the living room.
The valuation. The asking price of €370,000 sits well above the fair value of €192,970, creating a significant gap of €177,030 (47.8%). Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy would involve renovations to modernize the dated finishes, potentially targeting a resale price around €400,000 for a profit. Buy-to-let angle. With a gross yield of 2.6% and estimated rental income of €802/month, this property can serve as a long-term rental in a strategically accessible location for commuting families.
Fair value modelled at €192,970 from the area baseline, adjusted for condition and location. Asking €370,000 sits €177,030 (47.8%) above — overpriced versus fair value.
Asking €370,000 versus the rua Mormugão, 11 area baseline of €211,560 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Mormugão, 11
Area baseline €211,560 + condition -€38,053 + location +€19,464 = modelled fair value of €192,970 (€1,569/m²), a €177,030 (47.8%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mormugão, 11 | Subject | €370,000 | €3,008 | — | 60 | 73 |
| Barreiro e Lavradio · 49b76f | Active | €349,000 | €4,532 | 50.7% | 60 | 75 |
| Baixa da Banheira e Vale da Amoreira · 25f73c | Active | €255,000 | €2,833 | 5.8% | 56 | 65 |
| rua da Juventude, 10 | Active | €350,000 | €3,500 | 16.4% | 60 | 72 |
| rua Gil Vicente | Active | €265,000 | €2,944 | 2.1% | 52 | 66 |
| Median comp | €307,000 | €3,222 | 7.1% | 58 | 69 |
Long-term rental The property’s high listing price of €370,000, significantly above the fair value of €192,970, results in a gross yield of only 2.6%, suggesting limited return potential for long-term rental investors. This indicates that, despite decent neighborhood amenities, the investment is unlikely to generate attractive cash flow given the current pricing. Family rental With a fair value gap of 47.8%, this property priced at €370,000 may deter families seeking affordable housing options, given the lack of compelling financial incentives. While the area has residential characteristics and essential amenities, the current price makes it an unattractive option for family rental ventures. Buy-and-hold The buy-and-hold strategy is not advisable for this property due to its significant overpricing, as indicated by a fair value of €192,970 compared to the listing price of €370,000. Investors may find it challenging to achieve attractive returns through appreciation or rental income, as the gross yield of 2.6% does not justify the investment at current market conditions.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and loss of income.
