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.
4-bedroom, 2-bathroom apartment of 156 m². Located on rua da Creche, 1, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Highlight: This apartment features a spacious 22 m² balcony with city views, ideal for outdoor entertaining and relaxation in an urban setting.
The valuation. The asking price of €520,000 is substantially above the fair value of €292,278, marking a difference of €227,722 (43.8%). This property is clearly overpriced, making it an unattractive investment opportunity.
Fair value modelled at €292,278 from the area baseline, adjusted for condition and location. Asking €520,000 sits €227,722 (43.8%) above — overpriced versus fair value.
Asking €520,000 versus the rua da Creche, 1 area baseline of €465,036 (€2,981/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 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua da Creche, 1
Area baseline €465,036 + condition -€6,094 + location +€30,052 = modelled fair value of €292,278 (€1,874/m²), a €227,722 (43.8%) gap versus the €520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Creche, 1 | Subject | €520,000 | €3,333 | — | 70 | 78 |
| rua Almirante Reis | Active | €355,000 | €3,087 | 7.4% | 74 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 1e6445 | Active | €319,900 | €2,831 | 15.1% | 70 | 75 |
| rua Santo António, 46 | Active | €318,500 | €2,699 | 19.0% | 75 | 78 |
| Baixa da Banheira e Vale da Amoreira · bf2929 | Active | €250,000 | €2,778 | 16.7% | 60 | 71 |
| Median comp | €319,200 | €2,805 | 15.9% | 72 | 75 |
Family rental The property is overpriced, with a fair value of only €292,278 compared to the €520,000 listing price, leading to a significant gap of 43.8%. Additionally, the yield of 2.7% gross may not provide adequate returns for families seeking long-term homes in the area. Long-term rental With a listing price significantly higher than its fair value, this apartment presents a challenge for long-term rental viability in an evolving rental market. The property's current gross yield of 2.7% indicates limited profitability, which may deter potential long-term tenants. Buy-and-hold Given the considerable discrepancy between the listing price of €520,000 and the fair value of €292,278, this investment strategy is hindered by the high entry cost. The 2.7% gross yield further emphasizes the limited appreciation potential, making it a less desirable option for a buy-and-hold approach.
Economic Dependency Risk The economic stability score of 80/100 suggests a reliance on a limited number of sectors, which may jeopardize tenant stability at the lower score of 75/100 if market conditions shift negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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