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 80 m², built in 1995, energy rating C. Located on avenida Movimento das Forças Armadas, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts an open view from the 6th floor that enhances the natural light and ambiance, contributing to a serene living environment. Additional Information: Located in a highly accessible area with essential amenities just minutes away.
The valuation. The asking price of €280,000 is significantly above the fair value of €152,433, representing an overpriced status of €127,567 (45.6%). This discrepancy indicates that potential investors might face difficulties in achieving favorable returns. Buy-to-flip angle. With a strategic renovation approach, the property could be upgraded for resale, targeting a price reflective of the surrounding market trends, potentially yielding a profit margin upon completion. Buy-to-let angle. Given the estimated rental income of €747/month, the gross yield stands at a modest 3.2%, suggesting that while a long-term hold may bring steady cash flow, it won't deliver substantial returns in this market.
Fair value modelled at €152,433 from the area baseline, adjusted for condition and location. Asking €280,000 sits €127,567 (45.6%) above — overpriced versus fair value.
Asking €280,000 versus the avenida Movimento das Forças Armadas area baseline of €238,480 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Movimento das Forças Armadas
Area baseline €238,480 + condition +€4,375 + location +€10,458 = modelled fair value of €152,433 (€1,905/m²), a €127,567 (45.6%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Movimento das Forças Armadas | Subject | €280,000 | €3,500 | — | 76 | 69 |
| avenida Santa Maria, 14 | Active | €286,000 | €3,763 | 7.5% | 78 | 77 |
| rua Teresa Borges, 3 | Active | €275,000 | €3,767 | 7.6% | 82 | 73 |
| Barreiro e Lavradio · 0901d3 | Active | €340,000 | €2,833 | 19.0% | 76 | 73 |
| rua Américo da Silva Marinho | Active | €310,000 | €2,743 | 21.6% | 76 | 74 |
| Median comp | €298,000 | €3,298 | 5.8% | 77 | 74 |
Long-term rental The 2-bed apartment in Alto do Seixalinho is overpriced at €280,000 with a fair value of €152,433, which presents a gap of 45.6%. The gross yield of 3.2% fails to justify the premium, especially given the less comprehensive amenities compared to Lisbon's city center. Family rental At €280,000, this property is positioned above its fair value, making it an unappealing option for families seeking a long-term rental. The 3.2% gross yield and average neighborhood rating of 69/100 do not offer sufficient incentives for family tenants. Buy-and-hold The investment in this apartment proves challenging due to its overpriced nature, with a significant price gap from the fair value. Over time, the limited yield and neighborhood conditions may hinder capital appreciation, making it less favorable for a buy-and-hold strategy.
Economic and Tenant Stability Risk The property faces a potential risk due to a moderate Economic Stability score of 70/100 and a relatively lower Tenant Stability score of 65/100, indicating possible fluctuations in rental income and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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