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 78 m², energy rating D. Located on avenida Bocage S / N, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment's recent transformation from a 3-bedroom to 2-bedroom layout enhances its spaciousness, creating a modern social area ideal for entertaining. Storage Advantage: Additional storage allows for organized living, maintaining a clean and functional space.
The valuation. The asking price of €278,000 is significantly above fair value, which is estimated at €148,331, resulting in an overpriced verdict of €129,669 (46.6% over valuation).
Fair value modelled at €148,331 from the area baseline, adjusted for condition and location. Asking €278,000 sits €129,669 (46.6%) above — overpriced versus fair value.
Asking €278,000 versus the avenida Bocage S / N area baseline of €134,160 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Bocage S / N
Area baseline €134,160 + condition +€1,828 + location +€12,343 = modelled fair value of €148,331 (€1,902/m²), a €129,669 (46.6%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bocage S / N | Subject | €278,000 | €3,564 | — | 74 | 73 |
| rua do Oriente, 1 | Active | €295,000 | €3,391 | 4.9% | 73 | 65 |
| Alto do Seixalinho, Santo André e Verderena · 90d9c1 | Active | €278,000 | €3,564 | 0% | 73 | 72 |
| travessa Cabo. | Active | €250,000 | €3,247 | 8.9% | 80 | 70 |
| rua Dom João IV | Active | €267,000 | €4,045 | 13.5% | 80 | 72 |
| Median comp | €272,500 | €3,478 | 2.4% | 77 | 71 |
Long-term rental The property is overpriced at €278,000, with a significant gap of 46.6% from its fair value of €148,331, which limits its attractiveness for long-term investment. Additionally, the gross yield of 3.2% may not compensate for the elevated entry cost in a suburban area with moderate connectivity and amenities. Family rental At the current price point, this 2-bed apartment is not ideal for family rentals given its overpriced status, as it exceeds its fair value by 46.6%. Families will likely seek more value for their investment, especially with only an average condition rating of 77/100 in a suburban context. Buy-and-hold While holding real estate can be a sound strategy, the overvaluation of this apartment at €278,000 raises concerns for potential long-term returns in the current market scenario. The significant gap to fair value and a gross yield of just 3.2% suggest this investment may not align with realistic growth expectations. Not ideal for: Short-term vacation rental, Luxury market This property is not suited for a short-term vacation rental strategy, as its high valuation and modest amenities do not attract short-term tourists. Furthermore, its characteristics and pricing place it outside the competitive luxury market segment in Greater Lisbon.
Economic Sensitivity Risk: With an economic stability score of 70, fluctuations in the local economy could negatively impact rental demand, affecting occupancy rates.**
