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 59 m² on the 10th floor, built in 1985, energy rating D. Located on praceta Ribeiro Sanches, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. The apartment offers a stunning panoramic view of Lisbon from the 10th floor, enhancing its appeal despite the ongoing renovation work in several areas.
The valuation. The asking price of €245,000 exceeds the fair value of €220,267 by €24,733 (11.2%). Consequently, the property is considered overpriced. Buy-to-flip angle. Given the current condition score of 54/100, investors can enhance value through strategic renovations targeting high-quality finishes to attract buyers. Buy-to-let angle. With estimated rental income at €694/month, the projected gross yield of 3.4% offers steady cash flow, making it suitable for long-term rental strategies in the Greater Lisbon area.
Fair value modelled at €220,267 from 6 comparable sales in the area. Asking €245,000 sits €24,733 (11.2%) above — overpriced versus fair value.
Asking €245,000 versus the praceta Ribeiro Sanches area baseline of €220,008 (€3,729/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €220,008, adjusted for condition and micro-location, gives a modelled fair value of €220,267 (€3,733/m²), a €24,733 (11.2%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Ribeiro Sanches | Subject | €245,000 | €4,153 | — | 45 | 73 |
| Alto do Seixalinho, Santo André e Verderena · dee65c | Active | €224,000 | €3,500 | 15.7% | 60 | 75 |
| rua do Ribatejo | Active | €190,000 | €3,276 | 21.1% | 42 | 73 |
| praceta Ribeiro Sanches, 2 | Active | €224,000 | €3,733 | 10.1% | 65 | 68 |
| Baixa da Banheira e Vale da Amoreira · 4d461c | Active | €212,400 | €3,862 | 7.0% | 56 | 69 |
| Median comp | €218,200 | €3,617 | 12.9% | 58 | 71 |
Long-term rental With a gross yield of 3.4% and a fair value gap of 11.2%, the property does not offer a compelling investment opportunity for long-term rental strategies. Given its condition rating of 54/100 and the property being overpriced, long-term tenant demand may be limited. Buy-and-hold The buy-and-hold strategy may face challenges due to the property's overpriced status, with a fair value of €220,267 compared to the listing price of €245,000. Sustaining positive capital appreciation in a potentially stagnant market can be precarious, especially with the current condition rating. Family rental As a family rental investment, this property presents concerns due to its overpriced listing and relatively low condition score of 54/100, suggesting potential hidden costs. Families may be deterred by the current pricing and the overall condition of the apartment, affecting occupancy rates and tenant retention. Not ideal for short-term vacation rental Given the pricing at €245,000, which is significantly above fair value, the property offers little appeal in the short-term vacation rental market. Additionally, its condition and neighborhood rating may not attract temporary tenants looking for quality accommodations. Not ideal for luxury market In the luxury market, the property’s current pricing fails to justify its value proposition, especially with a condition score of 54/100. This segment typically demands higher standards, and the overpriced nature of the listing will likely hinder its appeal. Not ideal for student housing With a listing price of €245,000 showing a significant markup, the property is not appropriate for a student housing strategy. Students often seek affordable options, and the gap relative to fair value suggests that this property may be out of their budget.
Potential Tenant Turnover The Tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could impact rental income stability and increase vacancy rates.
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