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 98 m², energy rating D. Located on rua César Coelho, 6, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This property features two private balconies with excellent solar exposure, enhancing its appeal for outdoor relaxation and providing beautiful views of the central Lavradio area.
The valuation. The asking price of €279,900 is significantly above the fair value of €189,121, representing an overpricing of €90,779 (32.4%). This indicates that potential investors may face challenges recovering their investment at this asking price.
Fair value modelled at €189,121 from the area baseline, adjusted for condition and location. Asking €279,900 sits €90,779 (32.4%) above — overpriced versus fair value.
Asking €279,900 versus the rua César Coelho, 6 area baseline of €292,138 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 68). Strong amenities and housing-market momentum support a premium to baseline.
rua César Coelho, 6
Area baseline €292,138 + condition +€5,053 + location +€15,508 = modelled fair value of €189,121 (€1,930/m²), a €90,779 (32.4%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua César Coelho, 6 | Subject | €279,900 | €2,856 | — | 75 | 73 |
| rua Matias de Albuquerque, 12 | Active | €246,000 | €3,280 | 14.8% | 75 | 68 |
| Alto do Seixalinho, Santo André e Verderena · 90d75c | Active | €229,000 | €3,418 | 19.7% | 80 | 69 |
| rua do Alentejo | Active | €205,000 | €2,808 | 1.7% | 78 | 74 |
| Barreiro e Lavradio · 1e6515 | Active | €239,000 | €3,274 | 14.6% | 76 | 73 |
| Median comp | €234,000 | €3,277 | 14.7% | 77 | 71 |
Long-term rental The property is overpriced at €279,900 compared to its fair value of €189,121, presenting a significant gap of 32.4%. This high entry price results in a low gross yield of 3.3%, which may deter potential long-term tenants seeking affordable housing options. Family rental With a fair value significantly lower than the listing price, this property is not competitively priced for families looking for stable rental options. The existing condition rating of 78 out of 100 suggests adequate quality, but the neighborhood's 73 out of 100 rating may restrict family appeal in light of the elevated price. Buy-and-hold As a buy-and-hold investment, the apartment’s current price of €279,900 fails to provide an attractive entry point given the substantial overvaluation. The modest gross yield of 3.3% does not justify holding it at this inflated price, especially in a neighborhood that is priced for growth but remains constrained by affordability issues.
Tenant turnover risk High tenant turnover may be a concern given the tenant stability score of 68/100, indicating potential difficulties in maintaining consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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