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 71 m² on the 2nd floor, built in 1986, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes a sunroom that enhances natural light and expands livable space, creating a pleasant retreat in the heart of the residence. Location Advantage: Its established neighborhood ensures convenient proximity to schools, commerce, and public transport, enhancing everyday living experience.
The valuation. The asking price of €230,000 is significantly above the fair value of €178,201, exceeding it by €51,799 (29.1%). This indicates that the property is overpriced. Buy-to-flip angle. A flipping strategy may require substantial renovations to modernize fixtures, which could appeal to buyers looking for updated apartments in a suburban Lisbon setting. Buy-to-let angle. The estimated monthly rental income of €767 offers a gross yield of 4%, making this a potential family rental opportunity given its good condition and attractive location.
Fair value modelled at €178,201 from 6 comparable sales in the area. Asking €230,000 sits €51,799 (29.1%) above — overpriced versus fair value.
Asking €230,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €153,025 (€2,155/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €153,025, adjusted for condition and micro-location, gives a modelled fair value of €178,201 (€2,510/m²), a €51,799 (29.1%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 86ca9b | Subject | €230,000 | €3,239 | — | 65 | 75 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 27.1% | 72 | 66 |
| Alto do Seixalinho, Santo André e Verderena · f5ec2a | Active | €220,000 | €3,188 | 1.6% | 72 | 70 |
| rua da Baixa da Banheira | Active | €280,000 | €2,857 | 11.8% | 70 | 75 |
| Barreiro e Lavradio · 23f3ad | Active | €250,000 | €2,193 | 32.3% | 66 | 74 |
| Median comp | €252,500 | €2,609 | 19.5% | 71 | 72 |
Long-term rental The 2-bed apartment is currently listed at €230,000, which exceeds its fair value of €178,201 by 29.1%, indicating it is overpriced. With a gross yield of 4%, this investment may provide limited returns, especially given the high initial acquisition cost. Family rental For family rentals, this property's price point is concerning; its listing at €230,000 does not align with the fair value of €178,201, resulting in a significant gap. Families seeking affordability may avoid a property perceived as overpriced despite the decent neighborhood rating of 75/100. Buy-and-hold The buy-and-hold strategy appears less advantageous due to the current listing price of €230,000, which is significantly higher than the fair value of €178,201, rendering the investment overpriced. This elevated cost could hinder long-term capital appreciation, coupled with a moderate property condition score of 67/100. Not ideal for The apartment is ill-suited for the luxury market due to its overpriced status compared to local high-end properties. Furthermore, short-term vacation rentals and student housing are unlikely to thrive here, given that the price exceeds the value justified by the region's economic and tenant quality indicators.
Economic Dependency Risk The high economic stability score of 80/100 suggests a relatively stable environment, but the slightly lower tenant stability score of 75/100 indicates a potential risk of tenant turnover that could impact cash flow if vacancies occur.
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