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.
2-bedroom, 1-bathroom apartment of 82 m² on the 3rd floor, built in 1983, energy rating C. Located on rua João das Regras, 16, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts high ceilings and a balcony that enhances the bright living space, offering picturesque city views that add to its charm and appeal.
The valuation. The asking price of €287,500 is slightly above the fair value of €283,911, indicating it is fairly valued by €3,589 or 1.3%. This positioning reflects a stable market scenario with no significant overpricing. Buy-to-flip angle. A resale strategy could capitalize on the property's high-quality finishes and desirable layout, targeting a price increase that leverages the overall appeal and location within commuting distance to Lisbon. Buy-to-let angle. With an estimated gross yield of 3.3% from a rental income of approximately €791 per month, this property presents a viable long-term rental investment option in a mixed neighbourhood, catering to families and long-term residents.
Fair value modelled at €283,911 from 6 comparable sales in the area. Asking €287,500 sits €3,589 (1.3%) above — overpriced versus fair value.
Asking €287,500 versus the rua João das Regras, 16 area baseline of €228,763 (€2,790/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €228,763, adjusted for condition and micro-location, gives a modelled fair value of €283,911 (€3,462/m²), a €3,589 (1.3%) gap versus the €287,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João das Regras, 16 | Subject | €287,500 | €3,506 | — | 75 | 71 |
| praceta Doctor Eurico Garrido | Active | €300,000 | €3,846 | 9.7% | 75 | 80 |
| rua Américo da Silva Marinho | Active | €310,000 | €2,743 | 21.8% | 76 | 74 |
| Alto do Seixalinho, Santo André e Verderena · f46c00 | Active | €307,000 | €3,655 | 4.2% | 75 | 79 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 4.4% | 80 | 70 |
| Median comp | €303,500 | €3,503 | 0.1% | 76 | 77 |
Long-term rental This 2-bed apartment in Alto do Seixalinho offers a gross yield of 3.3%, aligning with the fair value of €283,911, making it an acceptable investment for stable rental returns. With a condition rating of 79/100 and a moderate neighbourhood score of 71/100, it caters to a diverse tenant base looking for suburban living close to Lisbon. Family rental The property’s suburban setting and size make it an appropriate choice for family rental, providing access to Lisbon while ensuring a family-friendly environment. Despite the fair valuation, the apartment's 3.3% yield suggests it meets standard expectations but does not present a strong growth opportunity. Buy-and-hold Holding this property for the long term may be suitable given its fair value and the proximity to Lisbon, which supports consistent rental demand. The combined ratings for condition and neighbourhood suggest that while it’s a sound buy-and-hold strategy, appreciation potential appears limited. Not ideal for luxury market The apartment does not meet luxury market criteria due to its suburban location and the moderate neighbourhood rating of 71/100. As such, it is unlikely to attract high-end buyers or renters. Not ideal for short-term vacation rental With a suburban setting and average amenities, this property is not suited for short-term vacation rentals, which typically require prime locations with high tourist demand. The fair value and yield suggest stability but lack the appeal necessary for this market. Not ideal for student housing Due to the family rental focus and average accessibility to higher education institutions, this property is not a fit for student housing. The relatively low tenant quality in the area points to a less-than-ideal environment for student rentals.
Potential Vacancies: With both the economic stability and tenant stability scores at 70/100, there is a moderate risk of tenant turnover leading to potential vacancies, impacting rental income.**
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