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 67 m², built in 1989, energy rating D. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: A sunroom enhances the living space, and the proximity to local commerce and public transport provides excellent accessibility for daily needs.
The valuation. The asking price of €249,000 is significantly above the fair value of €118,598, making it overpriced by €130,402 (52.4%). This discrepancy suggests that the current valuation does not reflect the true market conditions.
Fair value modelled at €118,598 from the area baseline, adjusted for condition and location. Asking €249,000 sits €130,402 (52.4%) above — overpriced versus fair value.
Asking €249,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €115,240 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €115,240 + condition -€8,166 + location +€11,524 = modelled fair value of €118,598 (€1,770/m²), a €130,402 (52.4%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 1e6504 | Subject | €249,000 | €3,716 | — | 70 | 75 |
| rua Maria Lalande, 57 | Active | €220,000 | €3,143 | 15.4% | 70 | 74 |
| rua Poeta Sebastião da Gama | Active | €240,000 | €3,636 | 2.2% | 67 | 76 |
| rua Dom João IV | Active | €255,000 | €3,750 | 0.9% | 70 | 73 |
| avenida Bocage, 24 | Active | €242,000 | €3,903 | 5.0% | 72 | 67 |
| Median comp | €241,000 | €3,693 | 0.6% | 70 | 74 |
Long-term rental This property in Barreiro e Lavradio is overpriced at €249,000, significantly exceeding its fair value of €118,598 by 52.4%. With a gross yield of only 3.4%, the potential returns do not justify the high entry price in the current market conditions. Family rental Despite being located in a suburban area with a neighborhood rating of 75/100, the family rental strategy is unappealing due to the significant gap between the property price and its fair value. Families seeking long-term accommodation may find better value elsewhere given the overpriced nature of this apartment. Buy-and-hold The buy-and-hold strategy for this property is unfavorable, as the €249,000 listing price positions it significantly above the fair value of €118,598. The current market dynamics suggest that holding onto this overpriced asset could lead to underwhelming appreciation and rental returns over time. Not ideal for: This property is not suitable for student housing or short-term vacation rentals as it does not offer the value proposition required for those segments. The gross yield and pricing indicate a misalignment with the expectations of those markets.
Tenant turnover risk High tenant turnover could emerge due to a relatively lower tenant stability score of 75/100, indicating potential challenges in retaining occupants and generating consistent rental income.
