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 74 m², built in 1971, energy rating D. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts high-quality finishes and appliances in the kitchen and living area, along with abundant natural light from double-glazed windows throughout the space.
The valuation. The asking price of €240,000 is significantly above the fair value of €141,188, reflected in an overvaluation of €98,812 (41.2%). This positions the property as overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy would require considerable renovation to increase appeal and justify a resale price surpassing the current asking price, necessitating an exit strategy to maximize potential returns. Buy-to-let angle. With an estimated monthly rental income of €720, the gross yield stands at 3.6%. The rental market, supported by integration into Greater Lisbon, presents stable long-term prospects despite moderate crime risks typical for the area.
Fair value modelled at €141,188 from the area baseline, adjusted for condition and location. Asking €240,000 sits €98,812 (41.2%) above — overpriced versus fair value.
Asking €240,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €220,594 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €220,594 + condition -€347 + location +€14,255 = modelled fair value of €141,188 (€1,908/m²), a €98,812 (41.2%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 99f3bf | Subject | €240,000 | €3,243 | — | 72 | 78 |
| rua de Moçambique, 78 | Active | €250,000 | €3,846 | 18.6% | 74 | 72 |
| Baixa da Banheira e Vale da Amoreira · ba5bd9 | Active | €245,000 | €3,356 | 3.5% | 70 | 72 |
| rua São Pedro de Alcântara, 25 | Active | €259,000 | €3,548 | 9.4% | 75 | 71 |
| Barreiro e Lavradio · 99f507 | Active | €240,000 | €3,934 | 21.3% | 75 | 73 |
| Median comp | €247,500 | €3,697 | 14.0% | 75 | 72 |
Long-term rental The property’s gross yield of 3.6% is relatively low, suggesting that the rental income may not sufficiently cover the purchase price in the long term. Given the property is overpriced with a gap of 41.2% against fair value, it might underperform against other options in the area. Buy-and-hold While investing in a growing area like Barreiro e Lavradio offers potential, the significant overpricing at €240,000 limits long-term upside and capital appreciation. The current condition rating of 75 out of 100 does provide a solid foundation, but the substantial gap to fair value suggests caution in an investment horizon. Value-add renovation Even with renovation potential, the property remains overpriced at €240,000, significantly above its fair value. Any enhancements might not sufficiently bridge the 41.2% gap to fair value, making this strategy less viable in the current market context.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which may impact rental income consistency and overall cash flow.
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