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 75 m², energy rating C. Located on rua da Bandeira, 24, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment benefits from abundant natural light and scenic river views, enhancing its appeal in a well-maintained building near essential amenities and easy parking access.
The valuation. The asking price of €279,000 exceeds the fair value of €142,416 by €136,584 (49.0%), indicating the property is overpriced.
Fair value modelled at €142,416 from the area baseline, adjusted for condition and location. Asking €279,000 sits €136,584 (49.0%) above — overpriced versus fair value.
Asking €279,000 versus the rua da Bandeira, 24 area baseline of €129,000 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 82 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Bandeira, 24
Area baseline €129,000 + condition +€0 + location +€13,416 = modelled fair value of €142,416 (€1,899/m²), a €136,584 (49.0%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Bandeira, 24 | Subject | €279,000 | €3,720 | — | 70 | 76 |
| rua Américo da Silva Marinho | Active | €310,000 | €2,743 | 26.3% | 76 | 74 |
| praça Francisco Xavier, 7 | Active | €279,000 | €3,875 | 4.2% | 75 | 71 |
| rua Calouste Gulbenkian | Active | €385,000 | €3,156 | 15.2% | 73 | 72 |
| rua Professor Joaquim Vicente França | Active | €228,000 | €3,508 | 5.7% | 74 | 69 |
| Median comp | €294,500 | €3,332 | 10.4% | 75 | 72 |
Long-term rental The property's listing price of €279,000 significantly exceeds its fair value of €142,416, indicating a 49% gap that suggests it is overpriced. At a 3.4% gross yield, the investment does not align with long-term rental market expectations in the Greater Lisbon area. Family rental While the apartment could appeal to families due to its size and decent neighbourhood rating of 76/100, the 49% markup over fair value compromises its attractiveness. The current price does not present a sustainable option for family rental, given the listing price does not reflect local economic conditions and tenant expectations. Buy-and-hold The substantial gap between the property's asking price and its fair value leads to the conclusion that it is overpriced for a buy-and-hold investment strategy. With only a 3.4% gross yield and a condition rating of 75/100, the potential return does not justify the elevated purchase price in the context of Barreiro's housing market. Not ideal for: Luxury market, Short-term vacation rental With the property being overpriced, it is not suitable for the luxury market, which typically requires better investment value relative to fair market pricing. Additionally, the potential for short-term vacation rental income is significantly diminished, as the high entry price would hinder competitive pricing in this segment.
Economic Dependence Risk The economic stability score of 80 suggests a reasonably strong market, but the tenant stability score of 70 indicates potential volatility in tenant retention, which could affect rental income.
