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.
3-bedroom, 1-bathroom apartment of 92 m² on the 2nd floor, built in 1972, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a sunroom accessible from one bedroom, enhancing natural light and providing additional versatile living space; air conditioning ensures comfort year-round in the second bedroom.
The valuation. The property is listed at €330,000, which is €153,434 (46.5%) above its fair value of €176,566. Given this discrepancy, the asking price is considered overpriced. Buy-to-flip angle. A buy-to-flip strategy would focus on cosmetic upgrades to enhance appeal, targeting a resale price above the current asking price through renovations. Given the condition, improvements could attract a higher-end buyer. Buy-to-let angle. With a gross yield of 2.7% based on an estimated rental income of €743/month, this investment strategy is aimed at long-term rental for families seeking proximity to Lisbon's amenities and employment market.
Fair value modelled at €176,566 from the area baseline, adjusted for condition and location. Asking €330,000 sits €153,434 (46.5%) above — overpriced versus fair value.
Asking €330,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €274,252 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 71 · Materials 81 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal
Area baseline €274,252 + condition +€1,869 + location +€16,457 = modelled fair value of €176,566 (€1,919/m²), a €153,434 (46.5%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · be966d | Subject | €330,000 | €3,587 | — | 71 | 76 |
| rua Gonçalo Anes da Ponte S / N | Active | €329,000 | €2,632 | 26.6% | 72 | 76 |
| rua Palmira Bastos | Active | €290,000 | €3,494 | 2.6% | 80 | 74 |
| rua Azevedo Coutinho, 6 | Active | €275,000 | €2,835 | 21.0% | 78 | 80 |
| Baixa da Banheira e Vale da Amoreira · 00197a | Active | €242,000 | €3,559 | 0.8% | 74 | 70 |
| Median comp | €282,500 | €3,165 | 11.8% | 76 | 75 |
Long-term rental The 3-bed apartment listed at €330,000 is significantly overpriced compared to its fair value of €176,566, indicating a 46.5% gap. With a gross yield of only 2.7%, the property is unlikely to generate attractive long-term rental returns for investors. Family rental At €330,000, the apartment currently exceeds its fair value of €176,566 by 46.5%, making it a less appealing option for family rentals. This steep price, combined with a modest yield of 2.7%, suggests that finding tenants willing to pay a premium may be challenging. Buy-and-hold The buy-and-hold strategy for this apartment is compromised by its listing price of €330,000, which is substantially above the fair value of €176,566, presenting a 46.5% overpricing concern. With a 2.7% gross yield, the investment does not align with sustainable appreciation prospects in the long term.
Economic Vulnerability The economic stability score of 75 indicates potential fluctuations in market conditions that could affect rental income. Tenant Vulnerability Although tenant stability is relatively high at 80, a drop in economic stability may still lead to increased vacancy rates or rental defaults due to unforeseen circumstances.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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