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.
1-bedroom, 1-bathroom apartment of 63 m², built in 1968, energy rating D. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This ground floor apartment includes an additional room with a window, enhancing its functionality and appeal while situated in a historically styled 1960s building.
The valuation. The asking price of €200,000 is €26,635 (15.4%) above the fair value of €173,365, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving profitable returns on resale or lease. Buy-to-flip angle. A wholesale strategy may involve minor renovations to enhance appeal, targeting a quick resale at a higher price point. Given the current condition rating of 45/100, cosmetic upgrades could realize greater profits. Buy-to-let angle. The projected rental income is approximately €650/month, yielding a gross yield of 3.9%. This income stream, combined with the property’s proximity to Lisbon, supports a long-term buy-and-hold rental strategy.
Fair value modelled at €173,365 from 6 comparable sales in the area. Asking €200,000 sits €26,635 (15.4%) above — overpriced versus fair value.
Asking €200,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €181,090 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 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 €181,090, adjusted for condition and micro-location, gives a modelled fair value of €173,365 (€2,752/m²), a €26,635 (15.4%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 57f83d | Subject | €200,000 | €3,175 | — | 45 | 71 |
| rua da Guiné | Active | €180,000 | €2,727 | 14.1% | 45 | 71 |
| rua Francisco Miguel | Active | €210,000 | €2,414 | 24.0% | 40 | 67 |
| Baixa da Banheira e Vale da Amoreira · 5b88da | Active | €199,900 | €2,776 | 12.5% | 45 | 70 |
| Alto do Seixalinho, Santo André e Verderena · 3df37c | Active | €238,000 | €2,867 | 9.7% | 40 | 66 |
| Median comp | €204,950 | €2,752 | 13.3% | 43 | 69 |
Long-term rental Given the property's fair value of €173,365, its current listing price of €200,000 reflects a 15.4% premium, indicating that it may be overpriced for long-term rental investment. Though the suburban location offers stable tenant demand, the yield of 3.9% gross may not justify this premium in a competitive rental market. Family rental As a family rental, this 1-bed apartment in Alto do Seixalinho presents a challenge due to its overpriced status at €200,000 compared to a fair value of €173,365. The decent neighbourhood rating of 71/100 suggests potential for tenant interest; however, the elevated price could hinder achieving favorable rental yields. Buy-and-hold Investing in this property as a buy-and-hold strategy is less appealing given its listing price of €200,000, 15.4% above the fair value of €173,365, thus classifying it as overpriced. Despite access to Lisbon's amenities and employment opportunities, the modest 3.9% gross yield casts doubt on the long-term capital growth potential given the current market conditions.
Tenant turnover risk With both economic stability and tenant stability at 70/100, there is a moderate risk of high tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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