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 83 m², energy rating D. Located on rua Doutor Manuel Pacheco Nobre S / N, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious kitchen with an integrated pantry and a balcony off the bedroom, enhancing both functionality and natural light throughout the living space.
The valuation. The asking price of €249,000 exceeds the fair value of €142,354 by €106,646, representing a notable 42.8% markup. Consequently, the property can be deemed overpriced. Buy-to-flip angle. With renovations targeting the kitchen and bathroom finishes, the strategic resale could capitalize on the property’s strong location in Alto do Seixalinho, potentially increasing its market value. Buy-to-let angle. The estimated rental income is around €809 per month, yielding a gross return of 3.9%. This reasonably attractive yield makes it a viable option for long-term family rentals.
Fair value modelled at €142,354 from the area baseline, adjusted for condition and location. Asking €249,000 sits €106,646 (42.8%) above — overpriced versus fair value.
Asking €249,000 versus the rua Doutor Manuel Pacheco Nobre S / N area baseline of €142,760 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 70 · Materials 60 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Manuel Pacheco Nobre S / N
Area baseline €142,760 + condition -€12,969 + location +€12,563 = modelled fair value of €142,354 (€1,715/m²), a €106,646 (42.8%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel Pacheco Nobre S / N | Subject | €249,000 | €3,000 | — | 70 | 72 |
| Baixa da Banheira e Vale da Amoreira · 8935fd | Active | €244,900 | €2,815 | 6.2% | — | 72 |
| Barreiro e Lavradio · b4544e | Active | €244,900 | €2,815 | 6.2% | — | 74 |
| rua Poeta Sebastião da Gama | Active | €240,000 | €3,636 | 21.2% | 67 | 76 |
| Barreiro e Lavradio · 1e6504 | Active | €249,000 | €3,716 | 23.9% | 70 | 75 |
| Median comp | €244,900 | €3,226 | 7.5% | 69 | 75 |
Long-term rental Given the current listing price of €249,000, which is 42.8% above the fair value of €142,354, this property may not generate optimal returns for long-term rental investments. Although the suburban location near Lisbon adds a slight appeal, the 3.9% gross yield does not justify the inflated price. Family rental With a market value significantly above fair value, this apartment at €249,000 does not present a compelling option for family rentals, especially considering the modest 3.9% gross yield. The decent neighborhood rating of 72/100 and proximity to amenities are overshadowed by the property's overpricing, limiting its attractiveness to families. Buy-and-hold The apartment's asking price of €249,000, far exceeding the fair value of €142,354, makes it a challenging buy-and-hold candidate with an inadequate yield of 3.9%. While the location in a suburban area near Lisbon may offer future appreciation potential, the current overvaluation poses a significant risk for long-term investors.
Economic Sensitivity The economic stability score of 70 indicates a moderate risk of economic downturn affecting rental income, while a tenant stability score of 70 suggests potential volatility in tenant retention which could impact cash flow.
