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 69 m² on the 2nd floor, built in 1979, energy rating C. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Notable Features: The apartment boasts a sunroom accessible from both the living room and one bedroom, enhancing natural light and living space for residents.
The valuation. The asking price of €280,000 sits €42,897 (18.1%) above the fair value of €237,103, indicating that the property is overpriced based on current market conditions. Buy-to-flip angle. A potential resale strategy could involve improving the apartment's condition and aesthetic appeal to target buyers looking for updated suburban homes, aiming for a quick turnover. Buy-to-let angle. With an estimated monthly rental income of €723, the apartment provides a gross yield of 3.1%, appealing to long-term investors seeking steady cash flow from a property in a desirable location.
Fair value modelled at €237,103 from 6 comparable sales in the area. Asking €280,000 sits €42,897 (18.1%) above — overpriced versus fair value.
Asking €280,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €201,370 (€2,918/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €201,370, adjusted for condition and micro-location, gives a modelled fair value of €237,103 (€3,436/m²), a €42,897 (18.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 828edd | Subject | €280,000 | €4,058 | — | 70 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 627112 | Active | €240,000 | €3,871 | 4.6% | 74 | 73 |
| Santo António da Charneca · 1f36df | Active | €230,000 | €3,833 | 5.5% | 74 | 73 |
| rua Augusto Gil S / N | Active | €277,000 | €2,916 | 28.1% | 72 | 68 |
| rua Professor Joaquim Vicente França | Active | €228,000 | €3,508 | 13.6% | 74 | 69 |
| Median comp | €235,000 | €3,671 | 9.5% | 74 | 71 |
Long-term rental This property, despite its location near Lisbon, is overpriced compared to its fair value of €237,103, presenting an 18.1% gap. The current gross yield of 3.1% does not justify the asking price, making it a less attractive option for long-term rental. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable, as it is currently valued at €280,000 while fair value suggests a price of €237,103, highlighting an 18.1% overpricing. This dynamic undermines potential appreciation benefits over time, attracting further hesitation from investors. Family rental With family suitability supported by the neighborhood's quality at 76/100, the property remains overpriced based on a fair value of €237,103, compared to the €280,000 listing. This pricing makes securing stable family tenants challenging, as it does not align well with market expectations for rental price-to-value ratios.
Economic downturn risk The property faces a potential risk due to its economic stability score of 75/100, indicating that fluctuations in the local economy could affect tenant retention and rent levels.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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