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 66 m² on the 2nd floor, energy rating D. Located on avenida Movimento das Forças Armadas, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Unique Feature: The apartment offers an additional balcony in one bedroom, enhancing outdoor access and natural light, an uncommon aspect for similar properties in the area. Condition Notes: While well-maintained, it shows dated finishes, and some modernization may be needed to align with contemporary standards.
The valuation. The asking price of €270,000 sits €32,623 (13.7%) above the fair value of €237,377, indicating that the property is overpriced. This discrepancy suggests careful consideration before proceeding with an investment.
Fair value modelled at €237,377 from 6 comparable sales in the area. Asking €270,000 sits €32,623 (13.7%) above — overpriced versus fair value.
Asking €270,000 versus the avenida Movimento das Forças Armadas area baseline of €214,397 (€3,248/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €214,397, adjusted for condition and micro-location, gives a modelled fair value of €237,377 (€3,597/m²), a €32,623 (13.7%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Movimento das Forças Armadas | Subject | €270,000 | €4,091 | — | 64 | 73 |
| avenida Bocage, 24 | Active | €242,000 | €3,903 | 4.6% | 72 | 67 |
| rua Dom João IV | Active | €255,000 | €3,750 | 8.3% | 70 | 73 |
| rua Maria Lalande, 57 | Active | €220,000 | €3,143 | 23.2% | 70 | 74 |
| rua Grão Vasco | Active | €239,900 | €3,477 | 15.0% | 75 | 74 |
| Median comp | €240,950 | €3,614 | 11.7% | 71 | 74 |
Long-term rental Given the apartment's pricing at €270,000, which is 13.7% above its fair value of €237,377, the investment presents a disadvantage in terms of cash flow and return potential. With a gross yield of only 3.4%, this property is unlikely to meet performance expectations for long-term rental strategies. Family rental The 2-bed apartment in Alto do Seixalinho may appeal to families due to its suburban location; however, its current price significantly exceeds fair market value. The combination of limited yield and higher pricing diminishes the attractiveness of pursuing a family rental strategy in this instance. Buy-and-hold Although the buy-and-hold strategy often aims for appreciation over time, purchasing this property at €270,000 would be contrary to building equity due to its 13.7% overpricing. The modest yield of 3.4% further suggests that this asset would burden investors instead of providing a substantial return over the long term.
Tenant turnover risk High tenant turnover, indicated by a Tenant Stability score of 70/100, may lead to increased vacancy rates and higher leasing costs, impacting overall property revenue.
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