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 76 m², energy rating D. Located on rua Grão Vasco, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Feature: This property includes a generous living room with natural light, making it a welcoming space for family gatherings and socializing.
The valuation. The asking price of €255,000 is significantly above the fair value of €97,125, reflecting a substantial overvaluation of €157,875 (61.9%). The property is notably overpriced.
Fair value modelled at €97,125 from the area baseline, adjusted for condition and location. Asking €255,000 sits €157,875 (61.9%) above — overpriced versus fair value.
Asking €255,000 versus the rua Grão Vasco area baseline of €226,556 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 34/100 (Condition 38 · Materials 30 · Room dimensions 40). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Grão Vasco
Area baseline €226,556 + condition -€49,281 + location +€15,686 = modelled fair value of €97,125 (€1,278/m²), a €157,875 (61.9%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Grão Vasco | Subject | €255,000 | €3,355 | — | 38 | 80 |
| Alhos Vedros · 4a7e84 | Active | €240,000 | €2,963 | 11.7% | 28 | 66 |
| rua Alves da Cunha, 29 | Active | €195,000 | €3,250 | 3.1% | 28 | 78 |
| rua Alves da Cunha, 3 | Active | €195,000 | €2,708 | 19.3% | 35 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 49b81c | Active | €275,000 | €2,989 | 10.9% | — | 68 |
| Median comp | €217,500 | €2,976 | 11.3% | 28 | 71 |
Long-term rental The property is overpriced at €255,000, significantly exceeding its fair value of €97,125, indicating a substantial pricing gap of 61.9%. With a gross yield of 4.2% and a low condition score of 34/100, this investment lacks immediate appeal for long-term rental purposes. Family rental While the neighborhood benefits from quality suburban amenities, the property's excessive price decreases its attractiveness as a family rental option. The combination of its high listing price and subpar condition suggests that it may not meet the needs of families looking for value in this area. Buy-and-hold Despite the strategic location near Lisbon and potential for appreciation, the property remains overpriced compared to its fair value. A buy-and-hold approach would be challenging due to the significant gap from fair value and the low condition rating, limiting its potential as a long-term investment.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and potential loss of rental income.
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