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 130 m², built in 1990, energy rating C. Located on rua César Coelho, 25, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment features a sunroom accessed from the semi-equipped kitchen, enhancing natural light and providing additional functional space. Exterior Condition: Some wear is noticeable, limiting outdoor appeal.
The valuation. The asking price of €315,000 exceeds the fair value of €244,292 by €70,708 (22.4%). This property is considered overpriced given the current market conditions.
Fair value modelled at €244,292 from the area baseline, adjusted for condition and location. Asking €315,000 sits €70,708 (22.4%) above — overpriced versus fair value.
Asking €315,000 versus the rua César Coelho, 25 area baseline of €223,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua César Coelho, 25
Area baseline €223,600 + condition +€1,016 + location +€19,677 = modelled fair value of €244,292 (€1,879/m²), a €70,708 (22.4%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua César Coelho, 25 | Subject | €315,000 | €2,423 | — | 72 | 72 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 2.8% | 74 | 73 |
| Barreiro e Lavradio · 96c663 | Active | €379,900 | €2,345 | 3.2% | 72 | 72 |
| rua Cândido Manuel Pereira | Active | €385,000 | €2,092 | 13.6% | 70 | 80 |
| Baixa da Banheira e Vale da Amoreira · 82c799 | Active | €267,000 | €2,384 | 1.6% | 74 | 73 |
| Median comp | €339,450 | €2,350 | 3.0% | 73 | 73 |
Long-term rental Despite the property being located in a safe and family-friendly suburban area, the current listing price of €315,000 significantly exceeds the fair value of €244,292, marking it as overpriced by 22.4%. With a gross yield of only 3.8%, the potential income does not justify the high entry cost, making this strategy less appealing. Family rental While the property could attract families due to its suburban location, the current asking price presents a substantial gap from its fair value, rendering it overpriced at €315,000. Given the average condition rating of 76/100, the expected returns for family rental would likely be inadequate compared to the investment required. Buy-and-hold The buy-and-hold strategy appears unsustainable for this property as it is currently overpriced at €315,000, well above the fair value of €244,292, leading to an estimated gap of 22.4%. The long-term value growth potential is diminished by a low gross yield of 3.8%, indicating that this investment may not provide favorable returns over time.
Economic vulnerability The economic stability score of 70/100 indicates potential susceptibility to market fluctuations that could affect rental income and property value.
