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 63 m², energy rating C. Located on avenida do Bocage, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment features a spacious open-plan living area with abundant natural light and a modern kitchen equipped with high-end appliances, enhancing the overall comfort and functionality.
The valuation. The asking price of €269,900 is significantly above the fair value of €125,771, reflecting a markup of €144,129 or 53.4%. This property is classified as overpriced.
Fair value modelled at €125,771 from the area baseline, adjusted for condition and location. Asking €269,900 sits €144,129 (53.4%) above — overpriced versus fair value.
Asking €269,900 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 86/100 (Condition 88 · Materials 84 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida do Bocage
Area baseline €187,803 + condition +€7,875 + location +€9,536 = modelled fair value of €125,771 (€1,996/m²), a €144,129 (53.4%) gap versus the €269,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Bocage | Subject | €269,900 | €4,284 | — | 88 | 72 |
| praceta Soeiro Pereira Gomes, 15 | Active | €250,000 | €2,907 | 32.1% | 75 | 78 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 20.1% | 75 | 73 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 21.8% | 80 | 70 |
| Baixa da Banheira e Vale da Amoreira · cfdea1 | Active | €247,500 | €3,300 | 23.0% | 80 | 75 |
| Median comp | €249,000 | €3,326 | 22.4% | 78 | 74 |
Long-term rental This property is overpriced with a significant gap of 53.4% from its fair value of €125,771, making it a challenging addition to a long-term rental portfolio. With a gross yield of only 3.2%, the financial return does not justify the elevated price point in the current market. Family rental Given its status as overpriced, the apartment may struggle to attract families seeking reasonable rental options within the Greater Lisbon area. Family renters often prioritize value and amenities, which makes this property’s pricing less appealing despite its reasonable condition. Buy-and-hold The potential for appreciation in the long-term rental market does not outweigh the property’s current overpriced status, highlighting a 53.4% fair value gap. As a buy-and-hold investment, cash flow concerns due to its low yield further compound the risk associated with this property. Not ideal for: Luxury market, Short-term vacation rental, Student housing This apartment's pricing and yield characteristics distinctly position it outside the luxury market, and it is also less suitable for short-term vacation rentals and student housing where affordability and value are critical to tenant attraction.
Potential tenant turnover The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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