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.
1-bedroom, 1-bathroom apartment of 57 m², built in 1954, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Property Features: This apartment includes a 40m² backyard ideal for gardening or outdoor entertaining, enhancing its appeal for both personal use and rental potential.
The valuation. The asking price of €180,000 is significantly higher than the fair value of €136,420, resulting in an overpriced assessment of €43,580 (31.9%). This discrepancy suggests a potential challenge in achieving a profitable investment. Buy-to-flip angle. A buy-to-flip strategy could capitalize on cosmetic renovations, but given the current overvaluation, quick resales may present financial risk without substantial appreciation. The market dynamics in the area need to be closely monitored. Buy-to-let angle. The projected gross yield of 3.9% (approximately €585/month) offers steady rental income, appealing to long-term tenants seeking proximity to Lisbon. However, the basic finishes may limit tenant demand, potentially affecting occupancy rates.
Fair value modelled at €136,420 from 6 comparable sales in the area. Asking €180,000 sits €43,580 (31.9%) above — overpriced versus fair value.
Asking €180,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €137,869 (€2,419/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing 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 €137,869, adjusted for condition and micro-location, gives a modelled fair value of €136,420 (€2,393/m²), a €43,580 (31.9%) gap versus the €180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 65303d | Subject | €180,000 | €3,158 | — | 60 | 75 |
| Santo António da Charneca · 483dbc | Active | €185,000 | €2,937 | 7.0% | — | 70 |
| Alto do Seixalinho, Santo André e Verderena · 6d5403 | Active | €140,000 | €2,373 | 24.9% | — | 79 |
| rua Francisco Miguel | Active | €210,000 | €2,414 | 23.6% | 40 | 67 |
| urbanização Fontainhas S / N | Active | €185,000 | €1,907 | 39.6% | 60 | 71 |
| Median comp | €185,000 | €2,394 | 24.2% | 50 | 71 |
Long-term rental This property presents a yield of 3.9% gross, which is not compelling given its price of €180,000, especially when the fair value is estimated at €136,420. The notable gap of 31.9% from fair value indicates that this investment is overpriced, creating skepticism about its long-term rental viability in a competitive market. Family rental While the neighborhood receives a solid score of 75/100 for overall desirability, the property’s condition rated only 55/100 suggests it may require additional investment to attract families looking for quality accommodations. At a listing price of €180,000, this property is overpriced relative to its fair market value, potentially limiting its appeal for family renters seeking homes in better condition. Buy-and-hold Given the property’s significant price overvaluation of 31.9%, holding this asset long-term could yield disappointing returns unless market conditions dramatically improve. The proximity to Lisbon does provide some growth potential; however, at its current price of €180,000, this investment appears overpriced and could hinder strategic appreciation. Not ideal for: The apartment’s features and pricing make it unsuitable for student housing, where budget restrictions and shared living preferences are key considerations, particularly in an overpriced scenario. Similarly, as a short-term vacation rental, the property’s pricing outstrips market expectations, likely limiting its attractiveness to budget-conscious travelers.
Tenant turnover risk Higher tenant turnover may occur due to the tenant stability score of 70/100, which could lead to increased costs and vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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