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 75 m² on the 3rd floor, energy rating E. Located on rua Armindo de Almeida, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Property Features: This apartment boasts a pleasant balcony accessible from the living room, perfect for enjoying sunsets over the Tejo River, and features one bedroom equipped with air conditioning for added comfort.
The valuation. The asking price of €250,000 is €17,330 (6.5%) below fair value of €267,330, indicating a fair valuation. This position suggests a stable investment opportunity without significant pricing pressures.
Fair value modelled at €267,330 from 6 comparable sales in the area. Asking €250,000 sits €17,330 (6.5%) below — the upside to fair value.
Asking €250,000 versus the rua Armindo de Almeida area baseline of €229,672 (€3,062/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €229,672, adjusted for condition and micro-location, gives a modelled fair value of €267,330 (€3,564/m²), a €17,330 (6.5%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Armindo de Almeida | Subject | €250,000 | €3,333 | — | 70 | 70 |
| avenida Bocage S / N | Active | €240,000 | €3,200 | 4.0% | 70 | 71 |
| rua Miguel Bombarda, 230A | Active | €280,000 | €3,500 | 5.0% | 68 | 73 |
| rua de Cabo Verde | Active | €249,000 | €2,929 | 12.1% | 75 | 74 |
| rua 1º de Maio, 84 | Active | €225,000 | €3,750 | 12.5% | 78 | 73 |
| Median comp | €244,500 | €3,350 | 0.5% | 73 | 73 |
Long-term rental This property offers a gross yield of 3.7%, which aligns with regional expectations but does not present a compelling investment opportunity in terms of cash flow. Even though the condition and neighbourhood ratings are decent, the current valuation reflects a fair market price without significant upside potential. Family rental Given its two-bedroom layout and proximity to Lisbon, this apartment could attract families seeking long-term housing options. However, with a fair value slightly above the listing price, it doesn't present an ideal environment for maximizing rental income or capital growth. Buy-and-hold For a buy-and-hold strategy, this property might be stable given its fair valuation and reasonable condition, yet the modest yield of 3.7% leaves little room for appreciation. The economic backdrop and housing demand from Lisbon are beneficial, yet the value proposition remains tempered. Not ideal for: Luxury market, Short-term vacation rental, Student housing.
Economic Vulnerability The property has an economic stability score of 70, indicating potential fluctuations that could affect investment returns, while a tenant stability score of 60 suggests a higher risk of vacancies or tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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