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 duplex of 75 m², built in 1977, energy rating D. Located on rua da Real Fábrica do Vidro S / N, Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes a sunroom that enhances natural light, and one bedroom features a balcony, providing outdoor space in a well-served neighborhood.
The valuation. The asking price of €245,000 is significantly above the fair value of €130,650, indicating an overvaluation of €114,350, or 46.7%. This suggests the property is not aligned with market conditions. Buy-to-flip angle. A potential buy-to-flip strategy could focus on minor renovations to enhance appeal and facilitate a quicker sale in the competitive Barreiro market. Investing in upgrades might yield a higher resale price. Buy-to-let angle. With an estimated rental income of €796/month, the property presents a gross yield of 3.9%. This may attract long-term tenants, particularly families, seeking rental options in the mixed neighborhood.
Fair value modelled at €130,650 from the area baseline, adjusted for condition and location. Asking €245,000 sits €114,350 (46.7%) above — overpriced versus fair value.
Asking €245,000 versus the rua da Real Fábrica do Vidro S / N area baseline of €223,575 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 62 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Real Fábrica do Vidro S / N
Area baseline €223,575 + condition -€11,250 + location +€12,900 = modelled fair value of €130,650 (€1,742/m²), a €114,350 (46.7%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Real Fábrica do Vidro S / N | Subject | €245,000 | €3,267 | — | 68 | 75 |
| Quinta do Conde · 6fbdf7 | Active | €280,000 | €4,000 | 22.4% | 60 | 65 |
| Palhais e Coina · 25f623 | Active | €215,000 | €2,986 | 8.6% | 65 | 69 |
| Quinta do Conde · 6fbde2 | Active | €285,000 | €3,132 | 4.1% | 71 | 63 |
| Quinta do Conde · cfe2a7 | Active | €268,000 | €3,350 | 2.6% | 66 | 65 |
| Median comp | €274,000 | €3,241 | 0.8% | 66 | 65 |
Long-term rental Given the current listing price of €245,000, this duplex presents a significant gap of 46.7% compared to its fair value of €130,650, indicating it is overpriced for long-term investment. With a gross yield of only 3.9% and a condition rating of 65/100, the potential for profitability in this strategy is limited. Family rental This property, with its current price point being €245,000, exceeds the fair value of €130,650, categorizing it as overpriced for family rentals. The moderate condition score of 65/100 and an average neighbourhood rating of 75/100 suggest that family-oriented tenants may seek more appealing options at this price level. Buy-and-hold At a listing price of €245,000, the duplex is significantly above its fair value of €130,650, making it an overpriced option for a buy-and-hold strategy. Although it may appreciate in value over time, the current gross yield of 3.9% and condition rating of 65/100 raise concerns about the property's immediate investment viability.
Economic downturn risk With an economic stability score of 75/100, there is a potential risk of an economic downturn affecting property values and rental income. Tenant turnover risk Tenant stability at 75/100 suggests there may be challenges in maintaining long-term tenants, which can impact cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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