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 45 m² on the 3rd floor, built in 1971, energy rating E. Located on rua José Augusto Pimenta, 53, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes a balcony off the bedroom, enhancing afternoon light and providing additional storage space, a desirable feature in compact living areas.
The valuation. The asking price of €200,000 sits €30,716 (18.1%) above the fair value of €169,284. This property is considered overpriced based on current market analysis. Buy-to-flip angle. A wholesale strategy targeting a quick resale might not yield significant returns due to the current high asking price over fair value. Investors should expect limited profit potential in this scenario. Buy-to-let angle. The estimated rental income of €733/month results in a gross yield of 4.4%. This strategy may attract long-term tenants but faces challenges due to the current pricing.
Fair value modelled at €169,284 from 6 comparable sales in the area. Asking €200,000 sits €30,716 (18.1%) above — overpriced versus fair value.
Asking €200,000 versus the rua José Augusto Pimenta, 53 area baseline of €156,430 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €156,430, adjusted for condition and micro-location, gives a modelled fair value of €169,284 (€3,762/m²), a €30,716 (18.1%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Augusto Pimenta, 53 | Subject | €200,000 | €4,444 | — | 60 | 69 |
| Alto do Seixalinho, Santo André e Verderena · 19096f | Active | €270,000 | €3,803 | 14.4% | 65 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 5b88a7 | Active | €192,000 | €4,267 | 4.0% | — | 69 |
| Barreiro e Lavradio · b7c2f1 | Active | €190,000 | €4,130 | 7.1% | — | 73 |
| praceta Ribeiro Sanches, 2 | Active | €220,000 | €3,667 | 17.5% | — | 72 |
| Median comp | €206,000 | €3,967 | 10.8% | 65 | 73 |
Long-term rental The property is currently overpriced compared to its fair value, suggesting that long-term rental might not yield optimal returns in the current market. With a gross yield of only 4.4%, this investment could struggle to perform against better-priced alternatives. Family rental Although the area allows for family rentals, the property's high price makes it less attractive to potential tenants seeking affordable living. The neighborhood's average rating of 69/100 indicates decent amenities, but it may not justify the current asking price for families. Buy-and-hold Investing in this property as a buy-and-hold strategy may not capitalize on significant appreciation potential, given that it is 18.1% above fair value. Sustainable long-term growth could be jeopardized by the initial overpricing and the current yield rate of 4.4% being less competitive in the market.
Economic-tenant mismatch risk With both Economic Stability and Tenant Stability scores at 70/100, there is a potential risk of insufficient demand or tenant retention, indicating possible fluctuations in rental income stability.
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