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 121 m², energy rating D. Located on rua César Coelho, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This property features a spacious living room with a balcony that invites abundant natural light, enhancing the spaciousness and openness of the living areas.
The valuation. The asking price of €309,000 is significantly above the fair value of €209,498, indicating an overvaluation by €99,502 (32.2%). This raises concerns about the property's appealing pricing in the current market. Buy-to-flip angle. A buy-to-flip strategy here aims to renovate the apartment to enhance its appeal before resale, but given its overpriced nature, potential returns may be limited. Quick resale might not yield a significant profit due to the initial high acquisition cost. Buy-to-let angle. Utilizing a buy-to-let strategy, the estimated monthly rental income of €1,004 yields a gross yield of 3.9%. However, the pricing challenges may limit occupancy and rental potential in this competitive rental market.
Fair value modelled at €209,498 from the area baseline, adjusted for condition and location. Asking €309,000 sits €99,502 (32.2%) above — overpriced versus fair value.
Asking €309,000 versus the rua César Coelho area baseline of €342,793 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 60 · Materials 65 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua César Coelho
Area baseline €342,793 + condition -€21,931 + location +€23,309 = modelled fair value of €209,498 (€1,731/m²), a €99,502 (32.2%) gap versus the €309,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua César Coelho | Subject | €309,000 | €2,554 | — | 60 | 78 |
| urbanização Fidalguinhos Fidalguinhos | Active | €350,000 | €2,448 | 4.2% | 65 | 69 |
| urbanização Fidalguinhos Fidalguinhos | Active | €350,000 | €2,555 | 0% | 70 | 64 |
| Barreiro e Lavradio · ba3fc2 | Active | €350,000 | €2,555 | 0% | — | 73 |
| rua Dom António Ferreira Gomes, 7 | Active | €275,000 | €2,083 | 18.4% | 60 | 75 |
| Median comp | €350,000 | €2,502 | 2.0% | 65 | 71 |
Long-term rental The property's current listing price of €309,000 exceeds the fair value of €209,498 by 32.2%, indicating it is overpriced. With a gross yield of 3.9%, the investment does not justify the elevated asking price in the context of the current rental market. Family rental While Barreiro e Lavradio has a decent neighborhood rating of 78/100, the property's high price relative to its fair value suggests it may not attract families seeking value for their rental needs. Given that the property is overpriced at €309,000, potential returns for a family rental scenario are not favorable. Buy-and-hold The buy-and-hold strategy is undermined by the property being overpriced at €309,000, significantly above the fair value of €209,498. Investing in this property would likely yield low returns due to the current gross yield of only 3.9%, making it less appealing for long-term appreciation expectations.
Economic downturn risk A significant economic downturn could adversely affect the property due to its economic stability score of 80/100, which indicates vulnerability to fluctuations. Tenant turnover risk With a tenant stability score of 75/100, there is an elevated risk of turnover that may lead to increased vacancy rates and potential loss of rental income.
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