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, 2-bathroom apartment of 87 m², energy rating D. Located on rua Almeida Garrett, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property boasts an open-plan living space, seamlessly integrating the modern kitchen with the bright living room, ideal for entertaining. Condition: Fully remodeled with no maintenance issues detected.
The valuation. The asking price of €280,000 sits €29,286 (11.7%) above the fair value of €250,714, indicating that the property is overpriced. This discrepancy suggests that buyers may want to negotiate or seek alternatives. Buy-to-flip angle. Given the current condition rating of 82/100 with modern upgrades, a swift resale strategy targeting a markup could be implemented, but potential returns may be limited due to the current overpricing. Buy-to-let angle. With an estimated rental income of €770/month, this property offers a gross yield of 3.3%, making it suitable for long-term rental strategies despite the neighborhood’s mixed dynamics and moderate yield potential.
Fair value modelled at €250,714 from 6 comparable sales in the area. Asking €280,000 sits €29,286 (11.7%) above — overpriced versus fair value.
Asking €280,000 versus the rua Almeida Garrett area baseline of €197,132 (€2,266/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €197,132, adjusted for condition and micro-location, gives a modelled fair value of €250,714 (€2,882/m²), a €29,286 (11.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almeida Garrett | Subject | €280,000 | €3,218 | — | 85 | 67 |
| Barreiro e Lavradio · e3ae0b | Active | €279,000 | €3,244 | 0.8% | 92 | 81 |
| Baixa da Banheira e Vale da Amoreira · a80815 | Active | €230,000 | €2,706 | 15.9% | 80 | 71 |
| rua de São Gabriel | Active | €259,900 | €3,058 | 5.0% | 80 | 75 |
| avenida Capitães de Abril, 34 | Active | €424,600 | €2,670 | 17.0% | 72 | 75 |
| Median comp | €269,450 | €2,882 | 10.5% | 80 | 75 |
Long-term rental The property is not an ideal long-term rental investment as it is currently overpriced at €280,000 compared to the fair value of €250,714, indicating a gap of 11.7%. With a gross yield of only 3.3%, the potential return does not support the elevated price point. Family rental As a family rental, this property fails to present an attractive opportunity since its listing price exceeds fair market value by 11.7%, suggesting that the investment may not meet financial expectations. Furthermore, the gross yield of 3.3% indicates a limited return potential, making it less appealing for family-oriented tenants. Buy-and-hold In the buy-and-hold strategy, this apartment represents a risky investment due to its status as overpriced at €280,000, which is 11.7% above the fair value of €250,714. The low gross yield of 3.3% exacerbates concerns regarding long-term profitability, challenging the viability of holding this asset. Not ideal for luxury market The property is not suitable for the luxury market as it is significantly overpriced, and its neighborhood score of 67/100 indicates a lack of high-end appeal. The current asking price does not align with the expectations typically associated with luxury investments. Not ideal for short-term vacation rental As a short-term vacation rental, this property is compromised by its overpriced listing and lower gross yield potential of 3.3%. The neighborhood’s suburban characteristics and lower amenities suggest that it may not attract the higher occupancy rates typical of successful vacation rentals.
Economic and Tenant Instability The property faces a risk due to combined economic stability at 70 and tenant stability at 65, which indicate potential fluctuations in rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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