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 65 m² on the 1st floor, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Balcony views provide a serene outdoor space, enhancing the apartment's modern allure while directly connecting indoor living with the vibrant atmosphere of the Alto do Seixalinho neighborhood.
The valuation. The asking price of €275,000 is significantly above the fair value of €220,220, resulting in an overvaluation of €54,780 (24.9%). This indicates a premium that may deter potential investors. Buy-to-flip angle. The buy-to-flip strategy would require renovations to enhance appeal, aiming for a resale at a higher market rate potentially exceeding the current asking price. Given the current overvaluation, immediate profit may be challenging. Buy-to-let angle. A buy-to-let strategy anticipates a gross yield of 3.2%, with estimated rental income around €733/month. This modest yield indicates reliance on long-term appreciation for investors looking to benefit from steady cash flow.
Fair value modelled at €220,220 from 6 comparable sales in the area. Asking €275,000 sits €54,780 (24.9%) above — overpriced versus fair value.
Asking €275,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €179,729 (€2,765/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €179,729, adjusted for condition and micro-location, gives a modelled fair value of €220,220 (€3,388/m²), a €54,780 (24.9%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 652fde | Subject | €275,000 | €4,231 | — | 82 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 1f33d5 | Active | €277,000 | €3,551 | 16.1% | 85 | 72 |
| praceta Soeiro Pereira Gomes, 15 | Active | €250,000 | €2,907 | 31.3% | 75 | 78 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 19.1% | 75 | 73 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 20.8% | 80 | 70 |
| Median comp | €250,000 | €3,388 | 19.9% | 78 | 73 |
Long-term rental Given the average yield of 3.2% gross, the investment in this property may not provide attractive returns for long-term rental strategies, particularly as the property is overpriced at €275,000. Renters may seek more affordable options further afield from the bustling economic centers of Lisbon, limiting demand in this context. Family rental While the property offers proximity to Lisbon, its 24.9% gap above fair value indicates that it may not be appealing to families looking for budget-friendly options in the area, as they often prioritize value for money in their housing decisions. With an average neighbourhood rating of 73/100, families might be inclined to explore alternatives that better align with their financial considerations. Buy-and-hold Investing in an overpriced property like this one at €275,000 limits potential appreciation and capital growth over time, given its fair value is significantly lower at €220,220. The property condition of 80/100 may attract some buyers, but the financial mismatch suggests that holding this asset long-term could yield disappointing returns compared to similarly priced alternatives in the market.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 70/100, there is a moderate risk that economic fluctuations could lead to tenant turnover and potential vacancy, 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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