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 48 m², energy rating F. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment features excellent natural light due to its strategic orientation, enhancing the spacious feel of the well-distributed interiors. Location Advantage: It is situated near local amenities and public transport, ensuring convenience for daily living.
The valuation. The asking price of €195,000 is significantly above the fair value of €90,441, representing a €104,559 (53.6%) premium. This property is clearly overpriced based on current market conditions.
Fair value modelled at €90,441 from the area baseline, adjusted for condition and location. Asking €195,000 sits €104,559 (53.6%) above — overpriced versus fair value.
Asking €195,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €82,560 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 78 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €82,560 + condition -€375 + location +€8,256 = modelled fair value of €90,441 (€1,884/m²), a €104,559 (53.6%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 6d5525 | Subject | €195,000 | €4,063 | — | 70 | 75 |
| Baixa da Banheira e Vale da Amoreira · 96c6f2 | Active | €228,000 | €3,403 | 16.2% | 74 | 75 |
| Alto do Seixalinho, Santo André e Verderena · cfdf01 | Active | €215,000 | €3,258 | 19.8% | 75 | 77 |
| Baixa da Banheira e Vale da Amoreira · 956f6f | Active | €234,500 | €3,608 | 11.2% | 75 | 73 |
| rua de Cabo Verde | Active | €249,000 | €2,929 | 27.9% | 75 | 74 |
| Median comp | €231,250 | €3,331 | 18.0% | 75 | 75 |
Long-term rental The current listing price of €195,000 significantly exceeds the fair value of €90,441, resulting in a 53.6% gap, indicating the property is overpriced. With a gross yield of 4.3% and a neighborhood condition rating of 75/100, long-term rental may not provide sufficient returns given the inflated price. Family rental Although the property is situated in a suburban area with good public transport connections to Lisbon and a low crime rate, the €195,000 listing is still overpriced compared to the fair value of €90,441. The combined considerations of tenant quality and neighborhood condition suggest that family rental opportunities could be less appealing at this price point. Buy-and-hold Given the property’s current listing of €195,000 versus a fair value of €90,441, it is clearly overpriced, undermining the buy-and-hold investment strategy. The modest gross yield of 4.3% only exacerbates the challenge of capital appreciation over time in this context.
Potential tenant turnover risk Due to a tenant stability score of 70/100, there is a heightened risk of turnover that could impact rental income and increase vacancy periods.
