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 62 m² on the 1st floor, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. This apartment's first-floor location ensures easy accessibility while its proximity to the Barreiro ferry terminal facilitates a quick commute to Lisbon, enhancing daily convenience.
The valuation. The asking price of €273,000 sits significantly above the fair value of €203,675, reflecting an overvaluation of €69,325 or 34.0%. This creates concerns about the potential return on investment in the current market. Buy-to-flip angle. A buy-and-flip strategy may not yield immediate profit, as the high asking price requires significant appreciation to attract buyers, positioning this property as a less favorable option for short-term investment. Buy-to-let angle. With an estimated gross yield of 3.2% and potential rental income around €728 per month, this property could serve as a steady long-term rental investment, appealing to local families seeking suburban options near Lisbon.
Fair value modelled at €203,675 from 6 comparable sales in the area. Asking €273,000 sits €69,325 (34.0%) above — overpriced versus fair value.
Asking €273,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €163,495 (€2,637/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €163,495, adjusted for condition and micro-location, gives a modelled fair value of €203,675 (€3,285/m²), a €69,325 (34.0%) gap versus the €273,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 38b7d1 | Subject | €273,000 | €4,403 | — | 74 | 71 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 19.1% | 80 | 73 |
| Baixa da Banheira e Vale da Amoreira · dc14da | Active | €249,000 | €3,113 | 29.3% | 80 | 74 |
| Barreiro e Lavradio · f36012 | Active | €259,500 | €3,327 | 24.4% | 82 | 78 |
| rua Doutor Rodrigues Lapa S / N | Active | €294,800 | €2,705 | 38.6% | 80 | 65 |
| Median comp | €268,750 | €3,220 | 26.9% | 80 | 74 |
Long-term rental The 2-bed apartment in Alto do Seixalinho, priced at €273,000, is currently overpriced compared to its fair value of €203,675, resulting in a 34.0% gap. With a gross yield of only 3.2%, this property does not present a compelling long-term rental investment opportunity. Buy-and-hold Given its listing price and fair value discrepancy, this apartment is overpriced, making it an unattractive buy-and-hold strategy. The potential for appreciation in the region is undermined by the current valuation, which limits long-term capital growth prospects. Family rental While the neighborhood has a reasonable quality rating of 71/100, the apartment’s pricing at €273,000 does not align with its fair value, categorizing it as overpriced. This aspect may deter prospective family renters looking for more value in their rental investments. Short-term vacation rental This property is not ideal for short-term vacation rental due to its overpriced status and comparatively low gross yield of 3.2%. Furthermore, the higher upfront costs associated with short-term rentals do not justify the potential income in this case. Luxury market In the luxury market context, the €273,000 price tag represents an overpriced investment relative to the fair value. The quality and features of the apartment do not support the expectations for luxury properties, making this listing unappealing for that segment of buyers.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of frequent tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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