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 apartment of 91 m², energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes double-glazed windows that provide exceptional thermal and acoustic insulation, significantly enhancing energy efficiency and comfort in daily living.
The valuation. The asking price of €285,000 significantly exceeds the fair value of €179,366 by €105,634 (37.1%). This indicates the property is overpriced, making it less attractive for immediate investment.
Fair value modelled at €179,366 from the area baseline, adjusted for condition and location. Asking €285,000 sits €105,634 (37.1%) above — overpriced versus fair value.
Asking €285,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €156,520 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €156,520 + condition +€7,820 + location +€15,026 = modelled fair value of €179,366 (€1,971/m²), a €105,634 (37.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 90d769 | Subject | €285,000 | €3,132 | — | 78 | 74 |
| rua Azevedo Coutinho, 6 | Active | €275,000 | €2,835 | 9.5% | 78 | 80 |
| rua Palmira Bastos | Active | €290,000 | €3,494 | 11.6% | 80 | 74 |
| praceta Soeiro Pereira Gomes, 15 | Active | €250,000 | €2,907 | 7.2% | 75 | 78 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 9.3% | 75 | 73 |
| Median comp | €262,500 | €3,166 | 1.1% | 77 | 76 |
Long-term rental The property in Barreiro e Lavradio, priced at €285,000, is currently overpriced compared to the fair value of €179,366, creating a significant gap that deters long-term rental investment. With a gross yield of only 3.7%, the financial return does not justify the high purchase price for a long-term rental strategy. Family rental At €285,000, this 3-bed apartment is considered overpriced, as it exceeds the fair market value by 37.1%, which may limit its appeal for family renters. Despite a solid condition rating of 81/100, the high investment makes it less desirable in a family-oriented rental market. Buy-and-hold The €285,000 asking price for this apartment in Barreiro e Lavradio is above the fair value of €179,366, indicating that it is overpriced for a buy-and-hold strategy. Given the current gross yield of 3.7%, potential returns might not meet the expectations for long-term property appreciation in this market.
Investor Default Risk Given the economic stability score of 75 and tenant stability score of 70, there is a potential risk of tenant default as lower tenant stability may indicate challenges in obtaining timely rents from tenants in a fluctuating economic environment.
