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, 2-bathroom apartment of 115 m², built in 1969, energy rating D. Located on rua Almirante Reis, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a sunroom that enhances natural light and outdoor connectivity, and it features modern PVC windows with double glazing for improved energy efficiency.
The valuation. The asking price of €355,000 is significantly above the fair value of €219,484, representing an overshoot of €135,516 (38.2%). This property is classified as overpriced based on current market conditions.
Fair value modelled at €219,484 from the area baseline, adjusted for condition and location. Asking €355,000 sits €135,516 (38.2%) above — overpriced versus fair value.
Asking €355,000 versus the rua Almirante Reis area baseline of €342,815 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Almirante Reis
Area baseline €342,815 + condition +€2,695 + location +€18,989 = modelled fair value of €219,484 (€1,909/m²), a €135,516 (38.2%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almirante Reis | Subject | €355,000 | €3,087 | — | 74 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 1e6445 | Active | €319,900 | €2,831 | 8.3% | 70 | 75 |
| avenida Bocage | Active | €274,900 | €3,524 | 14.2% | 75 | 69 |
| rua DILI | Active | €300,000 | €3,371 | 9.2% | 76 | 70 |
| rua da Creche, 1 | Active | €520,000 | €3,333 | 8.0% | 70 | 78 |
| Median comp | €309,950 | €3,352 | 8.6% | 73 | 73 |
Long-term rental The 3-bed apartment in Barreiro e Lavradio, priced at €355,000, is significantly above its fair value of €219,484, making it difficult to justify as a long-term rental investment. With a yield of only 3.4% gross, this property is less likely to generate substantial returns over time. Family rental While the neighborhood offers good school and employment access, the apartment's listing price of €355,000 exceeds the fair value by 38.2%, indicating it may not attract families seeking reasonable rental options. The apartment's condition score of 77/100 does provide some appeal, but the price remains a significant barrier. Buy-and-hold Investing in this apartment for a buy-and-hold strategy is questionable due to its overpriced status, listed at €355,000 versus a fair value of €219,484. Although the suburban location affords stable economic conditions, the steep price diminishes the likelihood of favorable appreciation in the long term.
Potential tenant turnover risk: With a tenant stability score of 70/100, there may be a higher likelihood of tenant turnover, potentially leading to increased vacancy periods and associated costs.
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