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 69 m², energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property showcases an open-concept kitchen integrated with the living area, promoting a social and spacious atmosphere, along with PVC windows featuring electric shutters for enhanced comfort.
The valuation. The asking price of €265,000 is significantly above its fair value of €137,684, representing an overpricing of €127,316 or 48.0%. This indicates the property is overpriced, which requires careful consideration for potential investors.
Fair value modelled at €137,684 from the area baseline, adjusted for condition and location. Asking €265,000 sits €127,316 (48.0%) above — overpriced versus fair value.
Asking €265,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €205,689 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €205,689 + condition +€8,086 + location +€10,919 = modelled fair value of €137,684 (€1,995/m²), a €127,316 (48.0%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 4d45dd | Subject | €265,000 | €3,841 | — | 80 | 73 |
| praceta Soeiro Pereira Gomes, 15 | Active | €250,000 | €2,907 | 24.3% | 75 | 78 |
| avenida do Bocage | Active | €269,900 | €4,284 | 11.5% | 88 | 72 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 10.8% | 75 | 73 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 12.7% | 80 | 70 |
| Median comp | €250,000 | €3,388 | 11.8% | 78 | 73 |
Long-term rental The property in Barreiro e Lavradio, priced at €265,000, is significantly overpriced by 48% compared to its fair value of €137,684, which diminishes its attractiveness for a long-term rental strategy. With a gross yield of 3.4%, the return on this investment may not adequately compensate for the elevated purchase price amidst the suburban context of Greater Lisbon. Family rental At €265,000, the 2-bed apartment exceeds its fair value by 48%, indicating it is overpriced for a family rental market. While the condition and neighborhood scores are decent, the financial metrics do not align favorably for families seeking sustainable living arrangements. Buy-and-hold The substantial 48% gap between the listing price of €265,000 and the fair value of €137,684 reveals that this asset is overpriced, complicating a buy-and-hold investment strategy. Given the gross yield of 3.4%, investors may find long-term capital appreciation challenging under the current pricing conditions.
Economic Downturn Risk The economic stability score of 70 indicates potential vulnerability to downturns, which could impact rental income and tenant retention in a fluctuating market.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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