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 105 m², built in 1997, energy rating B. Located on rua Doutor António José de Almeida, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Feature: This apartment includes an independent storage unit in the attic that receives natural light, enhancing practical storage options rarely found in similar properties.
The valuation. The asking price of €360,000 is significantly above fair value at €185,562, indicating a disparity of €174,438 (48.5%). Verdict: overpriced.
Fair value modelled at €185,562 from the area baseline, adjusted for condition and location. Asking €360,000 sits €174,438 (48.5%) above — overpriced versus fair value.
Asking €360,000 versus the rua Doutor António José de Almeida area baseline of €180,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 70 · Amenities 55 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor António José de Almeida
Area baseline €180,600 + condition -€4,430 + location +€9,391 = modelled fair value of €185,562 (€1,767/m²), a €174,438 (48.5%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor António José de Almeida | Subject | €360,000 | €3,429 | — | 70 | 63 |
| rua Doutor Rodrigues Lapa, 27 | Active | €277,000 | €2,770 | 19.2% | 74 | 72 |
| avenida Vasco da Gama, 30 | Active | €435,000 | €3,480 | 1.5% | 75 | 76 |
| avenida Santa Maria | Active | €475,000 | €2,730 | 20.4% | 74 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbde9 | Active | €590,000 | €4,720 | 37.7% | 75 | 72 |
| Median comp | €455,000 | €3,125 | 8.9% | 75 | 72 |
Long-term rental The current listing price of €360,000 reflects an excessive gap of 48.5% above the fair value of €185,562, making it a poor candidate for long-term rental strategies. With a gross yield of only 3.6%, the investment returns are unlikely to justify the high initial cost. Family rental While this 3-bed apartment in Barreiro offers decent space, the price being 48.5% higher than the fair value indicates it may struggle to attract family tenants who prioritize cost-effectiveness. The suburban characteristics may appeal to families, but the overall condition and neighborhood score suggest limited desirability in the current market context. Buy-and-hold Investing in this apartment on a buy-and-hold basis appears risky given its pricing at €360,000, which is significantly above its fair value. Future appreciation may not compensate for the higher entry cost, thereby diminishing the long-term investment potential. Not ideal for short-term vacation rental Given the high listing price relative to the fair value, this property is unlikely to yield favorable returns in the short-term vacation rental market, where profitability often hinges on lower acquisition costs. Additionally, the neighborhood amenities and tenant quality do not align with the expectations of short-term renters. Not ideal for luxury market Pricing this apartment at €360,000 positions it outside the luxury market, especially since its characteristics do not support such a premium valuation, making it less competitive. The suburban setting and average condition further detract from its appeal in a segment that typically demands higher standards.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 60/100, indicating potential challenges in maintaining consistent occupancy and rental income.
