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 89 m² on the 2nd floor, built in 2003, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes double-glazed windows for improved energy efficiency and sound insulation, and an armored door enhancing security for peace of mind.
The valuation. The asking price of €280,000 is slightly above the fair value of €267,976, placing it at a premium of €12,024 (4.5%). Despite being above fair value, it is still reasonably aligned with market conditions.
Fair value modelled at €267,976 from 6 comparable sales in the area. Asking €280,000 sits €12,024 (4.5%) above — overpriced versus fair value.
Asking €280,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €217,554 (€2,444/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 €217,554, adjusted for condition and micro-location, gives a modelled fair value of €267,976 (€3,011/m²), a €12,024 (4.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 162697 | Subject | €280,000 | €3,146 | — | 72 | 67 |
| avenida da Liberdade, 129 | Active | €259,000 | €2,616 | 16.8% | 75 | 75 |
| rua de São Gabriel | Active | €259,900 | €3,058 | 2.8% | 80 | 75 |
| Alto do Seixalinho, Santo André e Verderena · f5ec2a | Active | €220,000 | €3,188 | 1.3% | 72 | 70 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 25.0% | 72 | 66 |
| Median comp | €257,000 | €2,837 | 9.8% | 74 | 73 |
Family rental The property at €280,000 is priced fairly with a slight gap of 4.5% from its fair value, making it a reasonable option for a family rental market in the Greater Lisbon vicinity. With a gross yield of 3.6% and a neighborhood score of 67/100, it offers a decent living experience for families seeking proximity to Lisbon amenities. Buy-and-hold Investing in this 2-bed apartment may be prudent as it is valued at €280,000, only 4.5% above the fair value of €267,976. The 3.6% gross yield combined with a property condition rating of 77/100 indicates potential for steady appreciation over time in a suburban area that benefits from Lisbon's economic appeal. Long-term rental This apartment presents a fair option for long-term rental investors, priced close to its fair value and offering a stable yield of 3.6%. The median neighborhood score of 67/100 suggests demand from long-term tenants seeking quality housing near Lisbon's burgeoning economy.
Economic Vulnerability Given an economic stability score of 75/100 and tenant stability at 60/100, there is a risk that economic fluctuations could negatively impact tenant occupancy and rental income, particularly if tenant stability is below average.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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