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 53 m², energy rating C. Located on rua de Goa, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment is located just 10 minutes from both the train and ferry terminals, providing excellent daily commuting options to Lisbon and enhancing its overall appeal. Condition Notes: Basic finishes allow buyers to easily customize the space to suit personal tastes and preferences.
The valuation. The asking price of €210,000 sits €23,295 or 12.5% above the fair value of €186,705, reflecting an overpriced status for this property. Such a disparity signifies that potential investors should approach this listing with caution. Buy-to-flip angle. The resale strategy may require renovations to elevate the apartment’s appeal, especially given its basic finishes. A swift sale could capitalize on market conditions but would necessitate prudent investment in upgrades. Buy-to-let angle. With an estimated gross yield of 3.3% and rental income projected at €578/month, the property can serve as a long-term investment option. The proximity to Lisbon enhances its desirability for family rentals despite the overall condition rating of 59/100.
Fair value modelled at €186,705 from 6 comparable sales in the area. Asking €210,000 sits €23,295 (12.5%) above — overpriced versus fair value.
Asking €210,000 versus the rua de Goa area baseline of €180,155 (€3,399/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 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 €180,155, adjusted for condition and micro-location, gives a modelled fair value of €186,705 (€3,523/m²), a €23,295 (12.5%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Goa | Subject | €210,000 | €3,962 | — | 62 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 38b258 | Active | €205,000 | €3,942 | 0.5% | 60 | 70 |
| avenida Dom Afonso Henriques, 47 | Active | €195,000 | €3,545 | 10.5% | 55 | 64 |
| rua Carvalho Araújo, 39 | Active | €199,000 | €3,109 | 21.5% | 60 | 73 |
| Alto do Seixalinho, Santo André e Verderena · a8ed1b | Active | €193,000 | €3,328 | 16.0% | 52 | 75 |
| Median comp | €197,000 | €3,437 | 13.3% | 58 | 72 |
Long-term rental This property is overpriced at €210,000, compared to its fair value of €186,705, indicating a 12.5% gap that may impact rental yield. With a gross yield of 3.3% and a neighborhood rating of 73/100, the property does not present a favorable long-term investment relative to its price. Buy-and-hold The current valuation of €210,000 suggests that this property is overpriced by 12.5%, which could constrain future appreciation potential. Given its condition rating of 59/100, acquiring this asset for long-term hold does not align with sound investment principles. Family rental While the property is located in a suburban area with commuter influence, its price of €210,000 signifies it is overpriced versus the fair value of €186,705. The neighborhood's decent amenities and tenant quality may not compensate for the diminished return expected from an asset that doesn't align with its market value.
Inadequate tenant stability With a tenant stability score of 65/100, there is a risk of higher turnover and vacancy rates, potentially leading to fluctuating rental income and increased costs associated with finding new tenants.
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