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.
3-bedroom, 2-bathroom apartment of 150 m², energy rating C. Located on rua Sociedade de Instrução e Recreio Barreirense os Penicheiros, 2, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This apartment features a spacious balcony with unobstructed views, and the living room includes a cozy fireplace, offering both functionality and comfort for family gatherings.
The valuation. The asking price of €389,000 is significantly above the fair value of €289,656, resulting in an overpriced situation by €99,344 (25.5%). This indicates a misalignment between market expectation and actual value.
Fair value modelled at €289,656 from the area baseline, adjusted for condition and location. Asking €389,000 sits €99,344 (25.5%) above — overpriced versus fair value.
Asking €389,000 versus the rua Sociedade de Instrução e Recreio Barreirense os Penicheiros, 2 area baseline of €424,950 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Sociedade de Instrução e Recreio Barreirense os Penicheiros, 2
Area baseline €424,950 + condition +€11,016 + location +€20,640 = modelled fair value of €289,656 (€1,931/m²), a €99,344 (25.5%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sociedade de Instrução e Recreio Barreirense os Penicheiros, 2 | Subject | €389,000 | €2,593 | — | 75 | 70 |
| rua João das Regras | Active | €285,000 | €3,132 | 20.8% | 75 | 75 |
| avenida Dom Afonso Henriques | Active | €298,000 | €3,973 | 53.2% | 75 | 76 |
| avenida Santa Maria, 12 | Active | €371,500 | €3,607 | 39.1% | 78 | 70 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 24.5% | 73 | 74 |
| Median comp | €304,000 | €3,418 | 31.8% | 75 | 75 |
Long-term rental The current listing price of €389,000 represents a significant 25.5% gap compared to its fair value of €289,656, indicating that this property is overpriced. With a gross yield of only 3.4%, the investment may not meet the expectations for long-term rental income in the current market climate. Family rental Given its condition score of 80/100 and the neighborhood score of 70/100, this property may appeal to families seeking stability. However, the 25.5% premium over fair value suggests the asking price is not aligned with market expectations, making it a less attractive option for family rentals. Buy-and-hold While the economic pull of Lisbon enhances the long-term potential of the area, the property's current price is 25.5% higher than its fair value, signaling it is overpriced. This discrepancy raises concerns about future appreciation and return on investment for a buy-and-hold strategy.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of relatively high tenant turnover, which could lead to increased vacancy rates and associated costs.
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