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, built in 1969, energy rating D. Located on rua Alves da Cunha, 33, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This ground-floor apartment offers easy access to local amenities, including shops, cafés, and green spaces, enhancing the convenience of urban living in Barreiro. Unique Selling Point: Its modern kitchen is fully equipped with high-end appliances, including a dishwasher and water heater, catering to contemporary lifestyle needs.
The valuation. The asking price of €240,000 is significantly above fair value, which sits at €110,351, indicating the property is overvalued by €129,649 (54.0%).
Fair value modelled at €110,351 from the area baseline, adjusted for condition and location. Asking €240,000 sits €129,649 (54.0%) above — overpriced versus fair value.
Asking €240,000 versus the rua Alves da Cunha, 33 area baseline of €169,980 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Alves da Cunha, 33
Area baseline €169,980 + condition -€2,344 + location +€9,494 = modelled fair value of €110,351 (€1,839/m²), a €129,649 (54.0%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alves da Cunha, 33 | Subject | €240,000 | €4,000 | — | 70 | 73 |
| rua Cidade da Praia, 11 | Active | €275,000 | €3,125 | 21.9% | 75 | 76 |
| rua 1º de Maio | Active | €198,000 | €3,143 | 21.4% | 75 | 77 |
| rua São Pedro de Alcântara, 25 | Active | €259,000 | €3,548 | 11.3% | 75 | 71 |
| rua Florbela Espanca, 32 | Active | €229,000 | €2,899 | 27.5% | 75 | 76 |
| Median comp | €244,000 | €3,134 | 21.6% | 75 | 76 |
Long-term rental The gross rental yield of 3.6% for this 2-bed apartment in Barreiro e Lavradio does not justify the asking price of €240,000, particularly given the fair value is significantly lower at €110,351. With a current gap of 54.0% from fair value, the property appears overpriced in the long-term rental market. Family rental As a family rental, this property is unlikely to attract interest at its asking price due to the substantial difference from its fair value of €110,351, making it overpriced at €240,000. The combination of its average condition and neighborhood rating suggest more affordable options would be better suited for families. Buy-and-hold The buy-and-hold strategy for this property is undermined by its €240,000 asking price, which is markedly higher than its fair value of €110,351, causing it to be overpriced. Investors may find limited appreciation potential given the current yield of 3.6% gross and the substantial gap from fair value. Not ideal for The property is not suitable for short-term vacation rentals, the luxury market, or student housing, as these sectors generally require properties priced more competitively to attract their respective tenant bases. The significant overpricing at €240,000 limits the appeal for these markets.
Moderate tenant turnover risk With both economic and tenant stability scores at 75/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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