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 1974, energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts generous natural light and dual-views from its two fronts, enhancing its ventilation and overall ambiance despite its current need for renovation.
The valuation. The asking price of €230,000 is significantly above the fair value of €75,194, resulting in an overpricing of €154,806 (67.3%). This valuation indicates that the property is not a sound investment. Buy-to-flip angle. A resale strategy would require significant renovations to upgrade the property, aiming for higher market appeal. Given the current condition rating of 35/100, refurbishment would likely be necessary to attract buyers at a desirable price point. Buy-to-let angle. The projected monthly rental income is approximately €709, yielding a gross yield of 3.7%. This strategy would attract long-term tenants seeking affordable living within proximity to Lisbon and the coastal area.
Fair value modelled at €75,194 from the area baseline, adjusted for condition and location. Asking €230,000 sits €154,806 (67.3%) above — overpriced versus fair value.
Asking €230,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €178,860 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 30 · Materials 35 · Room dimensions 40). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €178,860 + condition -€37,500 + location +€9,494 = modelled fair value of €75,194 (€1,253/m²), a €154,806 (67.3%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 28bb3b | Subject | €230,000 | €3,833 | — | 30 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 49b81c | Active | €275,000 | €2,989 | 22.0% | — | 68 |
| rua do Ribatejo | Active | €190,000 | €2,879 | 24.9% | 20 | 79 |
| rua Alves da Cunha, 29 | Active | €195,000 | €3,250 | 15.2% | 28 | 78 |
| rua Alves da Cunha, 3 | Active | €195,000 | €2,708 | 29.3% | 35 | 73 |
| Median comp | €195,000 | €2,934 | 23.5% | 28 | 76 |
Family rental The property in Barreiro e Lavradio is overpriced at €230,000, significantly above its fair value of €75,194, leading to a 67.3% gap which makes it a less attractive option for family rental investors. Additionally, its low condition score of 35/100 suggests substantial ongoing maintenance costs that could further reduce the overall appeal to potential family tenants. Buy-and-hold As a buy-and-hold investment, this 2-bed apartment presents challenges due to its price point, which is considerably higher than its fair value, indicating it may not generate sufficient long-term appreciation. With a gross yield of only 3.7%, the property fails to provide a compelling investment case for those looking to hold assets for the long term. Long-term rental While the neighborhood exhibits a tenant quality score of 73/100, the significant overpricing of this apartment at €230,000 compared to its €75,194 fair value limits its viability as a long-term rental investment. Coupled with a 3.7% gross yield and a condition rating of 35/100, this property may face challenges in maintaining steady occupancy and profitability. Not ideal for: Short-term rental, Student housing The high price of the property makes it an unsuitable candidate for short-term rentals, as it is unlikely to achieve the required return on investment in a competitive market. Furthermore, the conditions and pricing also detract from its attractiveness for student housing, where lower rents and turnover rates are expected.
[Tenant turnover risk] With a tenant stability score of 70/100, there is a notable risk of increased tenant turnover, which could lead to elevated vacancy rates and associated costs.
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