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 85 m², energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment offers a panoramic view of the Tagus River and features false ceilings with integrated LED lighting for a modern ambiance.
The valuation. The asking price of €310,000 is significantly above the fair value of €166,023, representing a discrepancy of €143,977 or 46.4%. Thus, this property is overpriced. Buy-to-flip angle. A buy-to-flip strategy would involve acquiring the apartment at a competitive price, renovating it to enhance appeal, and then reselling it for profit, though current market conditions make this challenging. Buy-to-let angle. With an estimated rental income of €775/month, the gross yield stands at about 3%. This makes it a low-yield investment for long-term family rentals in a suburban setting close to Lisbon.
Fair value modelled at €166,023 from the area baseline, adjusted for condition and location. Asking €310,000 sits €143,977 (46.4%) above — overpriced versus fair value.
Asking €310,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €253,385 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €253,385 + condition +€9,297 + location +€10,526 = modelled fair value of €166,023 (€1,953/m²), a €143,977 (46.4%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 9385f6 | Subject | €310,000 | €3,647 | — | 80 | 68 |
| avenida Joaquim José Fernandes B, 4 | Active | €240,000 | €3,243 | 11.1% | 80 | 72 |
| Barreiro e Lavradio · f36012 | Active | €259,500 | €3,327 | 8.8% | 82 | 78 |
| rua 5 de Outubro, 23 | Active | €269,500 | €4,211 | 15.5% | 80 | 71 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 2.3% | 80 | 73 |
| Median comp | €264,500 | €3,446 | 5.5% | 80 | 73 |
Long-term rental This property is overpriced with a significant gap of 46.4% compared to its fair value, making it a less attractive option for long-term rental investments despite its reasonable condition and proximity to Lisbon. The 3% gross yield does not justify the premium asking price, especially in a suburban area where tenant quality and amenities may not command such a high price point. Family rental The 2-bed apartment in Alto do Seixalinho, although in good condition, is overpriced at €310,000 versus a fair value of €166,023, leading to an unfavorable investment scenario for family rentals. With a modest gross yield of 3%, potential returns may not meet the expectations for family-oriented housing in this suburban neighborhood. Buy-and-hold Given that the property is overpriced, with the current valuation exceeding fair market value by 46.4%, holding onto this asset for long-term appreciation may not yield fruitful results. Investors should reconsider the buy-and-hold strategy, as the potential for price appreciation in a suburban market may not offset the initial high investment cost and low yield.
Economic and Tenant Risk With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income and potential for increased tenant turnover, which can affect long-term cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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