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, 2-bathroom apartment of 66 m² on the 1st floor, energy rating C. Located on avenida do Bocage, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment features a balcony in the primary bedroom, offering direct views of Avenida do Bocage, enhancing both natural light and outdoor connectivity.
The valuation. The asking price of €260,000 is above the fair value of €223,608 by €36,392 (16.3%). This valuation indicates the property is overpriced.
Fair value modelled at €223,608 from 6 comparable sales in the area. Asking €260,000 sits €36,392 (16.3%) above — overpriced versus fair value.
Asking €260,000 versus the avenida do Bocage area baseline of €181,913 (€2,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €181,913, adjusted for condition and micro-location, gives a modelled fair value of €223,608 (€3,388/m²), a €36,392 (16.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Bocage | Subject | €260,000 | €3,939 | — | 75 | 71 |
| avenida do Bocage | Active | €279,000 | €4,429 | 12.4% | 75 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 23f3e6 | Active | €270,000 | €3,253 | 17.4% | 73 | 71 |
| avenida Dom Afonso Henriques | Active | €298,000 | €3,973 | 0.9% | 75 | 76 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 18.0% | 73 | 74 |
| Median comp | €288,500 | €3,613 | 8.3% | 74 | 73 |
Long-term rental The current listing price of €260,000 reflects a significant gap of 16.3% above the fair value of €223,608, indicating that the property is overpriced. With a gross yield of only 3.4%, this investment would struggle to achieve attractive returns over a long-term rental strategy due to its inflated cost. Buy-and-hold Given the property’s fair value of €223,608 and current listing price of €260,000, investors should note that the asset is overpriced by 16.3%. While the proximity to Lisbon provides some demand, the modest yield of 3.4% suggests that the buy-and-hold strategy may not yield favorable financial growth. Family rental With a price point of €260,000 exceeding its fair value by 16.3%, this 2-bed apartment is priced too high for a family rental strategy. The local amenities and safe suburban environment may be appealing, but the 3.4% yield could deter potential family renters who seek affordable housing options.
Economic-Tenant Stability Risk The economic and tenant stability scores are both at 70/100, indicating a moderate risk where potential fluctuations in the local economy or tenant retention could impact income stability.
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