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 72 m², built in 1985, energy rating C. Located Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a functional pantry in the kitchen, enhancing storage options, and features a well-preserved building structure that contributes to the overall appeal of the property.
The valuation. The asking price of €215,000 is significantly above the fair value of €117,727, representing a markup of €97,273 (45.2%). This property is overpriced, making it a less attractive investment.
Fair value modelled at €117,727 from the area baseline, adjusted for condition and location. Asking €215,000 sits €97,273 (45.2%) above — overpriced versus fair value.
Asking €215,000 versus the Palhais e Coina, Barreiro, Setúbal area baseline of €123,840 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 65 · Materials 60 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Palhais e Coina, Barreiro, Setúbal
Area baseline €123,840 + condition -€15,525 + location +€9,412 = modelled fair value of €117,727 (€1,635/m²), a €97,273 (45.2%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Palhais e Coina · 25f623 | Subject | €215,000 | €2,986 | — | 65 | 69 |
| Quinta do Conde · 6fbdf7 | Active | €280,000 | €4,000 | 34.0% | 60 | 65 |
| rua da Real Fábrica do Vidro S / N | Active | €245,000 | €3,267 | 9.4% | 68 | 75 |
| rua Sacadura Cabral | Active | €279,000 | €3,100 | 3.8% | — | 66 |
| rua Fernão Lopes, 149 | Active | €215,000 | €3,583 | 20.0% | 65 | 68 |
| Median comp | €262,000 | €3,425 | 14.7% | 65 | 67 |
Family rental Given that this 2-bed apartment in Palhais e Coina is overpriced at €215,000 compared to its fair value of €117,727, it is not an attractive option for families seeking affordable long-term housing. The gross yield of 4.2% does not justify the high listing, particularly in a neighborhood rated at 69/100. Long-term rental With the listing price significantly above the fair value, the long-term rental strategy appears unpromising as the potential returns do not align with the investment's steep entry cost. The moderate condition score of 61/100 further diminishes its appeal as a rental property for tenants looking for value in the suburban Lisbon market. Buy-and-hold Investing in this property as a buy-and-hold strategy is undermined by its overvaluation, making it less likely to appreciate sufficiently to provide a favorable return in the long run. The overall market conditions suggest that the investment may lead to stagnation rather than growth in equity, given the lack of merit in the high listing price.
Economic Vulnerability The economic stability score of 70/100 indicates potential fluctuations in local market conditions that may impact property value and rental income stability. Tenant Uncertainty With a tenant stability score of 65/100, there is a risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
