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 68 m² on the 3rd floor, built in 1971, energy rating D. Located on avenida Bocage, 19, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Location Advantages: The apartment features easy access to major roadways and a ferry connection to downtown Lisbon, enhancing commuting options for residents and offering excellent investment potential. Unique Feature: A practical pantry provides added storage in a compact space, maximizing functionality in the kitchen area.
The valuation. The asking price of €249,000 sits €34,689 (16.2%) above the fair value of €214,311, indicating that this property is overpriced. This discrepancy suggests that potential buyers should approach with caution and conduct further analysis before proceeding.
Fair value modelled at €214,311 from 6 comparable sales in the area. Asking €249,000 sits €34,689 (16.2%) above — overpriced versus fair value.
Asking €249,000 versus the avenida Bocage, 19 area baseline of €174,726 (€2,569/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €174,726, adjusted for condition and micro-location, gives a modelled fair value of €214,311 (€3,152/m²), a €34,689 (16.2%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bocage, 19 | Subject | €249,000 | €3,662 | — | 75 | 72 |
| rua São Francisco de Assis, 14 | Active | €249,000 | €2,929 | 20.0% | 74 | 73 |
| rua Gil Vicente, 1 | Active | €224,950 | €3,628 | 0.9% | 73 | 71 |
| Baixa da Banheira e Vale da Amoreira · 468261 | Active | €229,000 | €3,694 | 0.9% | 73 | 73 |
| rua Matias de Albuquerque, 12 | Active | €246,000 | €3,280 | 10.4% | 75 | 68 |
| Median comp | €237,500 | €3,454 | 5.7% | 74 | 72 |
Long-term rental This 2-bed apartment in Barreiro may attract tenants due to its suburban proximity to Lisbon, but at a listing price of €249,000, it is overpriced by 16.2% compared to its fair value of €214,311. With a gross yield of only 3.5%, the financial returns may not justify the higher investment in the current market landscape. Family rental While the apartment's condition rating of 77/100 suggests decent livability, the 16.2% gap from fair value indicates that potential income from family tenants may not sufficiently offset the high purchase price of €249,000. Furthermore, the neighborhood score of 72/100 provides moderate appeal, but it may not be enough to attract families willing to pay a premium. Buy-and-hold Holding this property could be risky, as the current listing price is significantly above its fair value, making it a potentially poor long-term investment at €249,000. Investors should carefully consider whether the expected appreciation will cover the initial overpricing, especially given the relatively low yield of 3.5%.
Economic Vulnerability With an economic stability score of 70/100, there is a notable risk of fluctuations in economic conditions potentially impacting rental income and property value.
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