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 54 m² on the 1st floor, energy rating B. Located Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes a spacious terrace ideal for outdoor gatherings and boasts high-quality finishes that enhance its modern aesthetic and functionality.
The valuation. The asking price of €265,000 sits well above the fair value of €196,705, representing an overpricing of €68,295 (34.7%). This property is classified as overpriced and does not offer a favorable entry point for buyers. Buy-to-flip angle. Given the high asking price, a buy-to-flip strategy may prove challenging unless substantial renovations can justify a significantly higher resale price in this suburban market. Buy-to-let angle. With an estimated gross yield of 2.7% (~€596/month), the rental income strategy relies on long-term tenants, though the current pricing may diminish the attractiveness for potential investors seeking profitability in the buy-and-hold strategy.
Fair value modelled at €196,705 from 6 comparable sales in the area. Asking €265,000 sits €68,295 (34.7%) above — overpriced versus fair value.
Asking €265,000 versus the Alto do Seixalinho, Santo André e Verderena, Barreiro, Setúbal area baseline of €163,820 (€3,034/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €163,820, adjusted for condition and micro-location, gives a modelled fair value of €196,705 (€3,643/m²), a €68,295 (34.7%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alto do Seixalinho, Santo André e Verderena · 57fa55 | Subject | €265,000 | €4,907 | — | 76 | 68 |
| Barreiro e Lavradio · 3a7456 | Active | €220,000 | €3,860 | 21.4% | 82 | 74 |
| rua Miguel Pais, 119 | Active | €260,000 | €4,561 | 7.1% | 70 | 74 |
| rua Maria Lalande, 49 | Active | €240,000 | €4,211 | 14.2% | 75 | 76 |
| rua Capitão Tenente Oliveira e Carmo, 22 | Active | €265,000 | €3,313 | 32.5% | 75 | 82 |
| Median comp | €250,000 | €4,036 | 17.8% | 75 | 75 |
Long-term rental The property is overpriced by 34.7% compared to its fair value, leading to a gross yield of only 2.7%. This makes it less attractive as a long-term rental investment, particularly given the location's moderate safety and amenities. Family rental With a fair value gap of 34.7%, the apartment's high price compromises its potential to attract family renters despite decent educational options in the suburb. Consequently, the low gross yield of 2.7% indicates a less favorable return on investment for family rentals in this area. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given its overpricing of 34.7%, which diminishes long-term appreciation potential. The combination of a low gross yield of 2.7% and a property condition rating of 78 further supports the conclusion that this investment lacks merit for holding onto over time.
Economic Vulnerability The economic stability score of 60/100 indicates a moderate risk of economic downturns affecting rental income potential.
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