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 60 m², energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Unique Feature: The apartment includes an independent pantry adjacent to the kitchen, enhancing storage options and functionality in the living space. Condition Note: While modern finishes shine, minor wear is visible in certain areas, reflecting its lived-in charm.
The valuation. The asking price of €230,000 is significantly above the calculated fair value of €104,068, representing an excessive premium of €125,932 or 54.8%. Verdict: overpriced.
Fair value modelled at €104,068 from the area baseline, adjusted for condition and location. Asking €230,000 sits €125,932 (54.8%) above — overpriced versus fair value.
Asking €230,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €169,980 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 65 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €169,980 + condition -€6,563 + location +€7,430 = modelled fair value of €104,068 (€1,734/m²), a €125,932 (54.8%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · ba3ec5 | Subject | €230,000 | €3,833 | — | 65 | 68 |
| praceta Gomes Teixeira, 8 | Active | €260,000 | €3,611 | 5.8% | 68 | 78 |
| Barreiro e Lavradio · 49b78f | Active | €185,000 | €3,083 | 19.6% | 65 | 75 |
| rua Doutor Manuel Pacheco Nobre | Active | €265,000 | €2,849 | 25.7% | 68 | 71 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 28.7% | 65 | 72 |
| Median comp | €262,500 | €2,966 | 22.6% | 67 | 74 |
Long-term rental The 2-bed apartment in Barreiro e Lavradio is overpriced by 54.8% against its fair market value of €104,068, which limits the potential returns for long-term rental strategies. At a gross yield of 4% and a condition rating of 68/100, the property's financial viability is compromised significantly given its inflated price. Buy-and-hold With the current valuation sitting at €230,000, this property does not align with a favorable buy-and-hold investment strategy due to its overvaluation of 54.8% compared to the fair market value. Holding onto a property priced above its worth would hinder capital appreciation and yield stability in the long term. Family rental As a family rental option, the 2-bed apartment at €230,000 is overpriced by 54.8% relative to the fair valuation of €104,068, making it a less appealing choice for families looking for value. The gross yield of 4% combined with the neighborhood quality ratings does not justify the elevated asking price, further diminishing rental attractiveness.
Tenant turnover risk: With a tenant stability score of 65/100, there is a potential risk of higher turnover, which can lead to increased vacancy rates and associated costs.
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