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 87 m², built in 2001, energy rating D. Located on rua do Oriente, 1, Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment offers a serene atmosphere with a garden and playground nearby, enhancing family-friendly living in a quiet, residential setting.
The valuation. The asking price of €295,000 sits €133,119 above the fair value of €161,881, indicating that the property is overpriced by 45.1%. This significant discrepancy suggests potential challenges in achieving a profitable sale or consolidating an investment.
Fair value modelled at €161,881 from the area baseline, adjusted for condition and location. Asking €295,000 sits €133,119 (45.1%) above — overpriced versus fair value.
Asking €295,000 versus the rua do Oriente, 1 area baseline of €149,640 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 81 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua do Oriente, 1
Area baseline €149,640 + condition +€3,263 + location +€8,978 = modelled fair value of €161,881 (€1,861/m²), a €133,119 (45.1%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Oriente, 1 | Subject | €295,000 | €3,391 | — | 73 | 65 |
| avenida Bocage S / N | Active | €278,000 | €3,564 | 5.1% | 74 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 90d9c1 | Active | €278,000 | €3,564 | 5.1% | 73 | 72 |
| travessa Cabo. | Active | €250,000 | €3,247 | 4.2% | 80 | 70 |
| rua Cidade da Praia, 11 | Active | €275,000 | €3,125 | 7.8% | 75 | 76 |
| Median comp | €276,500 | €3,406 | 0.4% | 75 | 73 |
Long-term rental This 2-bed apartment in Palhais e Coina is currently overpriced at €295,000 compared to its fair value of €161,881, creating a significant gap of 45.1%. With a gross yield of only 2.9% and a neighborhood rating of 65/100, the potential for long-term rental returns appears limited. Family rental Investing in this property for family rental purposes may not be ideal, as its pricing suggests it is in a competitive market, despite being located near Almada in the Greater Lisbon area. The combination of a gross yield of 2.9% and a condition score of 77/100 indicates that while it may appeal to some families, its perceived value is not enough to justify the asking price. Not ideal for luxury market Given its current pricing and neighborhood amenities, this property does not align with the luxury market. The condition and neighborhood ratings suggest it lacks the features that typically attract high-end buyers, reinforcing its classification as overpriced.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 65/100, the property may face potential volatility in rental income and occupancy rates, exposing investors to financial uncertainty during economic fluctuations.
