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.
1-bedroom, 1-bathroom apartment of 64 m², built in 1989, energy rating C. Located on rua Carvalho Araújo, 39, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment's location provides a unique advantage with direct access to the Barreiro river terminal, facilitating swift boat transportation to Lisbon, enhancing commuter convenience.
The valuation. The asking price of €199,000 exceeds the fair value of €105,207 by €93,793, marking it as overpriced by 47.1%. This significant discrepancy suggests potential buyers should exercise caution. Buy-to-flip angle. Given the condition rating of 60/100 and average materials, a buy-to-flip strategy may be challenging due to the high initial investment. The resale potential could hinge on substantial renovations to elevate market appeal. Buy-to-let angle. With an estimated rental income of €680 per month, the gross yield stands at 4.1%, offering a moderate return for long-term tenants. The property’s location in a commuter town like Almada enhances its attractiveness for family rentals.
Fair value modelled at €105,207 from the area baseline, adjusted for condition and location. Asking €199,000 sits €93,793 (47.1%) above — overpriced versus fair value.
Asking €199,000 versus the rua Carvalho Araújo, 39 area baseline of €190,784 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 60 · Materials 55 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 68). Strong amenities and housing-market momentum support a premium to baseline.
rua Carvalho Araújo, 39
Area baseline €190,784 + condition -€15,000 + location +€10,127 = modelled fair value of €105,207 (€1,644/m²), a €93,793 (47.1%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carvalho Araújo, 39 | Subject | €199,000 | €3,109 | — | 60 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 93739b | Active | €234,000 | €3,600 | 15.8% | 70 | 69 |
| Alto do Seixalinho, Santo André e Verderena · 38b258 | Active | €205,000 | €3,942 | 26.8% | 60 | 70 |
| Alto do Seixalinho, Santo André e Verderena · cfdf03 | Active | €235,000 | €2,733 | 12.1% | 55 | 75 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 16.6% | — | 70 |
| Median comp | €222,000 | €3,167 | 1.8% | 60 | 70 |
Long-term rental The property's current listing price of €199,000 represents a significant 47.1% gap compared to its fair value of €105,207, making it overpriced in a long-term rental strategy. With a gross yield of only 4.1% and a condition rating of 60/100, the investment does not present a compelling case for sustainable rental income. Family rental Given that the property is priced at €199,000 versus a fair value of €105,207, it can be classified as overpriced, reducing its appeal for family rental purposes. The average condition score of 60/100 and the overall neighbourhood rating of 73/100 may not justify the high price tag in a family-oriented rental market. Buy-and-hold With a gap of 47.1% between the listing price of €199,000 and the fair value of €105,207, the property is overpriced for a buy-and-hold strategy, which typically benefits from appreciating assets. The combination of a low yield of 4.1% and a mediocre condition score suggests limited potential for growth in property value over time.
Tenant turnover risk The tenant stability score of 68/100 indicates a potential risk of higher tenant turnover, which may lead to increased vacancy rates and additional costs related to leasing and property management.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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