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 75 m², built in 1973, energy rating E. Located on avenida Bocage S / N, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features a unique sunroom off the open kitchen, enhancing natural light and creating an inviting atmosphere for social gatherings.
The valuation. The asking price of €240,000 shows a significant premium over the fair value of €137,727, indicating that the property is overpriced by €102,273, or 42.6%. This misalignment suggests a lack of market competitiveness. Buy-to-flip angle. Given the current market dynamics, a buy-to-flip strategy may yield limited profitability, as resale prices would need to exceed €240,000 to realize a profit after renovation costs. Buyers should cautiously evaluate renovation potential versus initial investment. Buy-to-let angle. A long-term rental strategy could generate an estimated monthly income of €740, providing a gross yield of 3.7%. The property's suburban location, combined with proximity to Lisbon, ensures stable demand for rental properties.
Fair value modelled at €137,727 from the area baseline, adjusted for condition and location. Asking €240,000 sits €102,273 (42.6%) above — overpriced versus fair value.
Asking €240,000 versus the avenida Bocage S / N area baseline of €223,575 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 78 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Bocage S / N
Area baseline €223,575 + condition -€2,109 + location +€10,836 = modelled fair value of €137,727 (€1,836/m²), a €102,273 (42.6%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bocage S / N | Subject | €240,000 | €3,200 | — | 70 | 71 |
| rua de Cabo Verde | Active | €249,000 | €2,929 | 8.5% | 75 | 74 |
| rua Dom José Cárcomo Lobo, 51 | Active | €239,500 | €3,629 | 13.4% | 74 | 72 |
| rua Miguel Bombarda, 230A | Active | €280,000 | €3,500 | 9.4% | 68 | 73 |
| rua da Recosta | Active | €249,000 | €3,037 | 5.1% | 68 | 68 |
| Median comp | €249,000 | €3,269 | 2.1% | 71 | 73 |
Long-term rental The property is overpriced by 42.6% relative to its fair value, leading to a potential mismatch in anticipated rental yields. With a gross yield of only 3.7%, the investment may struggle to meet long-term income expectations in a suburban area of Barreiro. Family rental Given its location in a suburban context, the property may attract families seeking stable housing, but its current pricing diminishes its attractiveness. The fair value gap suggests that potential family renters may be deterred by the overall affordability in relation to the rental rates warranted by the property. Buy-and-hold Investing in this property as a buy-and-hold strategy is risky, as the substantial price disparity indicates challenges in achieving capital appreciation. The property’s current valuation does not align with the realistic growth expectations for the area, particularly in a suburban market envied for its proximity to Lisbon. Not ideal for: Luxury market, Short-term vacation rental
Economic and Tenant Stability Risk With both economic and tenant stability scores at 70/100, there's a moderate risk that fluctuations in the local economy could lead to tenant turnover or vacancy issues, impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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