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 73 m² on the 3rd floor, energy rating E. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a small balcony perfect for outdoor relaxation and boasts excellent sun exposure that enhances its bright and airy atmosphere throughout the day.
The valuation. The asking price of €225,000 exceeds the fair value of €180,399 by €44,601 (24.7%), indicating that the property is overpriced relative to market conditions. Buy-to-flip angle. Given its current condition and location, a resale strategy may face challenges due to the significant price disparity from fair value. Buy-to-let angle. With an estimated gross yield of 4.1% at €769/month, the rental income strategy targets families, leveraging the property's quality finishes and proximity to Lisbon's amenities.
Fair value modelled at €180,399 from 6 comparable sales in the area. Asking €225,000 sits €44,601 (24.7%) above — overpriced versus fair value.
Asking €225,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €142,819 (€1,956/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €142,819, adjusted for condition and micro-location, gives a modelled fair value of €180,399 (€2,471/m²), a €44,601 (24.7%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 89e728 | Subject | €225,000 | €3,082 | — | 78 | 70 |
| avenida Bocage, 17 | Active | €290,000 | €2,417 | 21.6% | 75 | 64 |
| rua Alto do Seixalinho | Active | €265,000 | €2,409 | 21.8% | 80 | 68 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 18.1% | 72 | 75 |
| Alhos Vedros · cfe2b2 | Active | €335,000 | €2,233 | 27.5% | 75 | 74 |
| Median comp | €277,500 | €2,413 | 21.7% | 75 | 71 |
Long-term rental This property, listed at €225,000, is overpriced by 24.7% when compared to its fair value of €180,399, which could reduce the profitability for long-term rental investments. The gross yield of 4.1% suggests modest earnings which do not justify the elevated price in a suburban area with a decent condition rating of 76/100. Buy-and-hold Investors considering a buy-and-hold strategy may find this apartment overpriced, as it is 24.7% above its fair value, limiting upside potential in the long run. While the location offers access to Lisbon, the suboptimal yield of 4.1% does not support a compelling investment narrative amidst increasing market competition. Family rental As a family rental, this property is currently overpriced by 24.7%, which could deter potential tenants looking for quality homes at reasonable prices. Despite its suburban charm and adequate neighbourhood ratings, the expected yield of 4.1% does not align with the financial expectations of family-oriented renters.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of fluctuations in local economic conditions affecting property value and tenant demand. Tenant Turnover Risk With a tenant stability score of 65/100, there is a significant risk of higher turnover rates, which can lead to increased vacancy costs and revenue instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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