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, 1-bathroom house of 114 m², built in 1975, energy rating E. Located Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property offers four independent annexes with utilities, suitable for diverse uses such as rental income or workspace, enhancing its investment appeal significantly.
The valuation. The asking price of €385,000 exceeds the fair value of €184,194 by €200,806, which represents a 52.2% markup. This property is overpriced based on its current valuation.
Fair value modelled at €184,194 from the area baseline, adjusted for condition and location. Asking €385,000 sits €200,806 (52.2%) above — overpriced versus fair value.
Asking €385,000 versus the Palhais e Coina, Barreiro, Setúbal area baseline of €196,080 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 54 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Palhais e Coina, Barreiro, Setúbal
Area baseline €196,080 + condition -€29,925 + location +€18,039 = modelled fair value of €184,194 (€1,616/m²), a €200,806 (52.2%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Palhais e Coina · 0238f3 | Subject | €385,000 | €3,377 | — | 54 | 73 |
| rua Viana da Mota | Active | €379,000 | €3,325 | 1.6% | 68 | 75 |
| Quinta do Conde · ba5bca | Active | €350,000 | €3,241 | 4.0% | 70 | 67 |
| Palhais e Coina · 0016d1 | Active | €480,000 | €4,444 | 31.6% | 70 | 73 |
| Quinta do Anjo · 6fbe16 | Active | €410,000 | €2,370 | 29.8% | — | 65 |
| Median comp | €394,500 | €3,283 | 2.8% | 70 | 70 |
Long-term rental This property, priced at €385,000, significantly exceeds its fair value of €184,194, resulting in a gap of 52.2%. With a gross yield of only 4.4%, the investment does not present a compelling case for long-term rental potential. Family rental With its 3-bed configuration and suburban setting, this property could be suitable for families; however, at €385,000, it is substantially overpriced compared to the fair value of €184,194. The current condition rating of 58/100 further diminishes its attractiveness for family renters who often seek well-maintained homes. Buy-and-hold The buy-and-hold strategy appears risky for this property, as it is priced 52.2% above its fair value of €184,194. Investors may find it challenging to achieve satisfactory returns over the long term given the low gross yield of 4.4% and the overall condition of the house. Not ideal for: Short-term vacation rental, Luxury market This property does not align with the metrics typically sought in short-term vacation rentals due to its overpriced listing and mediocre condition. Additionally, it lacks the appeal and specifications required to compete in the luxury market segment.
Tenant turnover risk With both the economic and tenant stability scores at 75/100, there is potential for higher tenant turnover, which can lead to increased costs and loss of rental income.
