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, built in 1988, energy rating D. Located on rua José Augusto Pimenta, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious living room with large windows, allowing for ample natural light, and a convenient location just minutes from downtown Barreiro, enhancing daily accessibility.
The valuation. The asking price of €200,000 sits €15,063 (8.1%) above the fair value of €184,937, indicating that the property is priced fairly, although slightly above the typical market value. Buy-to-flip angle. The potential for a buy-to-flip strategy hinges on cosmetic updates to modernize the dated fixtures, which could increase the property’s resale value significantly. Buy-to-let angle. With an estimated gross yield of 4.6%, the rental income strategy focuses on attracting families seeking long-term accommodations in this Greater Lisbon suburb, enhancing cash flow stability.
Fair value modelled at €184,937 from 6 comparable sales in the area. Asking €200,000 sits €15,063 (8.1%) above — overpriced versus fair value.
Asking €200,000 versus the rua José Augusto Pimenta area baseline of €169,166 (€2,728/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €169,166, adjusted for condition and micro-location, gives a modelled fair value of €184,937 (€2,983/m²), a €15,063 (8.1%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Augusto Pimenta | Subject | €200,000 | €3,226 | — | 65 | 70 |
| Baixa da Banheira e Vale da Amoreira · ab715d | Active | €245,000 | €2,849 | 11.7% | 66 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 86ca9b | Active | €230,000 | €3,239 | 0.4% | 65 | 75 |
| avenida dos Metalúrgicos | Active | €240,000 | €3,117 | 3.4% | 70 | 69 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 26.8% | 72 | 66 |
| Median comp | €242,500 | €2,983 | 7.5% | 68 | 71 |
Family rental This property offers a decent yield of 4.6% gross, making it a reasonable option for family rental due to its proximity to Lisbon's employment opportunities and amenities. However, with a fair value at €184,937 compared to the listing price of €200,000, the investment does not present a compelling entry point for families seeking affordable housing. Buy-and-hold Although the property is in a suburban area with some quality amenities, the fair valuation suggests that investors may not see substantial appreciation in the short term, given the 8.1% gap above fair value. The current yield of 4.6% gross reflects moderate returns, potentially making it a cautious buy for long-term holders. Long-term rental With a fair value indicating a price alignment with market expectations, the property may perform adequately as a long-term rental, especially in the context of Greater Lisbon's increasing rental demand. However, given its pricing relative to fair value, investors should be prepared for limited upside in terms of rental growth and long-term equity building.
Moderate Economic and Tenant Risk The combined economic and tenant stability scores of 70/100 indicate a moderate risk of fluctuating rental income and potential tenant turnover affecting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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