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 78 m², built in 1973. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property boasts dual aspect exposure, allowing for excellent sunlight throughout the year, and updated plumbing and electrical systems for enhanced modern living. Location Highlight: Steps away from the train station, providing seamless access to Lisbon.
The valuation. The asking price of €259,500 is significantly above fair value at €155,889, indicating an overpricing of €103,611 (39.9%). This discrepancy raises concerns about the investment's potential return.
Fair value modelled at €155,889 from the area baseline, adjusted for condition and location. Asking €259,500 sits €103,611 (39.9%) above — overpriced versus fair value.
Asking €259,500 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €134,160 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 82 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
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.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €134,160 + condition +€6,703 + location +€15,026 = modelled fair value of €155,889 (€1,999/m²), a €103,611 (39.9%) gap versus the €259,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · f36012 | Subject | €259,500 | €3,327 | — | 82 | 78 |
| avenida Joaquim José Fernandes B, 4 | Active | €240,000 | €3,243 | 2.5% | 80 | 72 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 7.1% | 80 | 73 |
| Alto do Seixalinho, Santo André e Verderena · b7b74f | Active | €278,000 | €3,564 | 7.1% | 75 | 73 |
| rua Piloto Nascimento Costa | Active | €245,000 | €3,451 | 3.7% | 72 | 70 |
| Median comp | €261,500 | €3,508 | 5.4% | 78 | 73 |
Long-term rental The 2-bed apartment in Barreiro e Lavradio is currently priced at €259,500, which signifies a 39.9% gap compared to its fair value of €155,889, indicating it is overpriced for long-term rental purposes. With a gross yield of only 3.1%, this investment lacks the necessary return to justify the inflated price. Family rental While the apartment is located in a suburban area of Lisbon and boasts a respectable condition score of 81/100, its listing price of €259,500 significantly exceeds the fair value of €155,889, revealing an overpriced asset for family rental. The 3.1% gross yield further suggests that the investment may not provide compelling benefits for families looking for rental options in this market. Buy-and-hold The pricing for this 2-bed apartment at €259,500 is not aligned with the fair value of €155,889, leading to the verdict that it is overpriced for a buy-and-hold strategy. With a rental yield of only 3.1%, this property does not present a strong financial justification for long-term ownership within the current market context.
Economic Downturn Risk With an economic stability score of 80/100, any future downturns could significantly affect rental income and occupancy rates, potentially leading to financial losses.
