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, 4-bathroom apartment of 119 m², built in 1985, energy rating D. Located on rua Dom João de Castro, Alto do Seixalinho, Santo André e Verderena parish, Barreiro municipality, Setúbal district. Location: Nestled in a quiet yet accessible residential area, with proximity to Barreiro City Park and major roads, enhancing leisure and commuting opportunities. Investment Potential: Currently rented with a substantial monthly income of €2,000, offering attractive prospects for investors.
The valuation. The asking price of €305,000 is significantly above the fair value of €204,284, representing an overpricing of €100,716 or 33.0%. This property does not present a fair market opportunity for investors. Buy-to-flip angle. The buy-to-flip strategy would focus on renovations to enhance aesthetic appeal and functionality, potentially increasing resale value in a competitive market. Investing in upgrades could yield a profitable return within a short window. Buy-to-let angle. For a buy-to-let approach, the estimated gross yield of 3% equates to about €762 per month in rental income. This rental strategy may attract families due to the proximity to Lisbon and typical suburban amenities.
Fair value modelled at €204,284 from the area baseline, adjusted for condition and location. Asking €305,000 sits €100,716 (33.0%) above — overpriced versus fair value.
Asking €305,000 versus the rua Dom João de Castro area baseline of €354,739 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 62 · Materials 68 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João de Castro
Area baseline €354,739 + condition -€18,408 + location +€18,012 = modelled fair value of €204,284 (€1,717/m²), a €100,716 (33.0%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João de Castro | Subject | €305,000 | €2,563 | — | 62 | 72 |
| Alhos Vedros · 49b723 | Active | €429,000 | €2,145 | 16.3% | 72 | 66 |
| Barreiro e Lavradio · 388d1f | Active | €385,000 | €2,092 | 18.4% | 72 | 73 |
| rua Miguel Pais, 136A | Active | €475,000 | €2,448 | 4.5% | 57 | 73 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 9.8% | 65 | 72 |
| Median comp | €407,000 | €2,228 | 13.1% | 69 | 73 |
Long-term rental The current listing at €305,000 represents a 33% gap versus the fair value, indicating it is overpriced for long-term rental investment. With a 3% gross yield and a condition rating of 65/100, the potential returns do not justify the high acquisition cost. Family rental This property, while located in a neighbourhood rated 72/100 for amenities, still has a significant pricing gap, marked as overpriced. The yield of 3% does not provide an attractive financial case for families seeking rental options in the area. Value-add renovation Given the property is currently priced 33% above its fair value, it presents a challenge for value-add renovation strategies. Even with potential improvements, the initial investment remains high at €305,000, limiting the scope for profitable enhancement opportunities.
Economic Vulnerability The property has a relatively high economic stability score of 75, but with a tenant stability score of only 65, indicating a risk of potential tenant turnover and associated costs in a fluctuating economic environment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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