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 78 m², energy rating A. Located on rua Borges França, 23, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment features a spacious balcony perfect for outdoor relaxation and is situated in a quiet yet conveniently central neighborhood with easy access to local amenities.
The valuation. The asking price of €240,000 exceeds the fair value of €156,864 by €83,136, or 34.6%. This property is considered overpriced and represents a significant premium over its market value.
Fair value modelled at €156,864 from the area baseline, adjusted for condition and location. Asking €240,000 sits €83,136 (34.6%) above — overpriced versus fair value.
Asking €240,000 versus the rua Borges França, 23 area baseline of €232,518 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Borges França, 23
Area baseline €232,518 + condition +€7,678 + location +€15,026 = modelled fair value of €156,864 (€2,011/m²), a €83,136 (34.6%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Borges França, 23 | Subject | €240,000 | €3,077 | — | 78 | 78 |
| Baixa da Banheira e Vale da Amoreira · ba3fb8 | Active | €285,000 | €2,938 | 4.5% | 70 | 71 |
| rua São João Baptista de Ajudá, 55 | Active | €239,800 | €3,426 | 11.3% | 82 | 76 |
| rua Doutor Rodrigues Lapa, 27 | Active | €277,000 | €2,770 | 10.0% | 74 | 72 |
| Baixa da Banheira e Vale da Amoreira · 96c613 | Active | €424,600 | €3,370 | 9.5% | 80 | 70 |
| Median comp | €281,000 | €3,154 | 2.5% | 77 | 72 |
Long-term rental This property, priced at €240,000, presents a 34.6% gap compared to its fair value of €156,864, indicating it is overpriced for a long-term rental strategy. Considering a gross yield of only 3.7%, it may not provide sufficient returns in the competitive rental market close to Lisbon. Family rental With a fair value significantly lower than the listing price, this property is overpriced for a family rental strategy, especially given the current market dynamics. Although the neighborhood scores reasonably well in terms of amenities and safety, the yield does not justify the investment. Buy-and-hold As a buy-and-hold investment, this apartment's listing price suggests an inflated valuation of 34.6% above fair value, making it an unsuitable choice for long-term appreciation. The gross yield of 3.7% does not align with the expected returns in a growing market near Lisbon, indicating potential underperformance over time.
Economic Dependence Risk: With both economic and tenant stability scores at 80/100, there is a substantial risk that a sudden economic downturn could adversely affect tenant retention and property value.
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