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 60 m², energy rating D. Located on rua Alves da Cunha, 13, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes unique ground floor and first floor access, along with an elevator in the building, ensuring convenient mobility for residents and guests alike.
The valuation. The asking price of €194,000 sits significantly above the fair value of €83,125, marking an overvaluation of €110,875 (57.2%). This discrepancy indicates that the property is overpriced.
Fair value modelled at €83,125 from the area baseline, adjusted for condition and location. Asking €194,000 sits €110,875 (57.2%) above — overpriced versus fair value.
Asking €194,000 versus the rua Alves da Cunha, 13 area baseline of €103,200 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 (Condition 45 · Materials 40 · Room dimensions 48). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Alves da Cunha, 13
Area baseline €103,200 + condition -€29,156 + location +€9,082 = modelled fair value of €83,125 (€1,385/m²), a €110,875 (57.2%) gap versus the €194,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alves da Cunha, 13 | Subject | €194,000 | €3,233 | — | 45 | 72 |
| Barreiro e Lavradio · f36025 | Active | €235,000 | €2,765 | 14.5% | 42 | 75 |
| rua Manuel Martins, 17 | Active | €240,000 | €2,857 | 11.6% | 50 | 74 |
| Alhos Vedros · dee5f4 | Active | €225,000 | €2,813 | 13.0% | 50 | 74 |
| rua Alves da Cunha, 3 | Active | €195,000 | €2,708 | 16.2% | 35 | 73 |
| Median comp | €230,000 | €2,789 | 13.7% | 46 | 74 |
Long-term rental The current pricing of the 2-bed apartment significantly exceeds its fair value by 57.2%, indicating that it is overpriced for long-term rental prospects. With a gross yield of 4.4% and a condition score of 44/100, this investment may not meet the return expectations typically sought by long-term landlords. Buy-and-hold The substantial gap of 57.2% between the listing price and fair value suggests that this property is overpriced for a buy-and-hold strategy. The overall condition and yield metrics do not provide a solid case for long-term appreciation in a competitive market. Family rental Given that the 2-bed apartment is priced 57.2% above its fair value, it is not an attractive option for family rentals at the current listing price. While the neighbourhood rating is decent at 72/100, the condition score of 44/100 raises concerns about the property's suitability for families in the long-term rental market.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could disrupt income flow and increase vacancy periods.
