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.
3-bedroom, 1-bathroom apartment of 71 m², built in 1951, energy rating G. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a new roof and a versatile layout, allowing easy conversion from a T2 to a T3 to accommodate growing family needs.
The valuation. The asking price of €229,900 is significantly above the fair value of €136,749, representing an overpricing of €93,151 (40.5%). This indicates that the property does not present an attractive investment opportunity at its current asking price.
Fair value modelled at €136,749 from the area baseline, adjusted for condition and location. Asking €229,900 sits €93,151 (40.5%) above — overpriced versus fair value.
Asking €229,900 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €211,651 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €211,651 + condition +€3,883 + location +€10,747 = modelled fair value of €136,749 (€1,926/m²), a €93,151 (40.5%) gap versus the €229,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 4d46be | Subject | €229,900 | €3,238 | — | 75 | 72 |
| Baixa da Banheira e Vale da Amoreira · 96c6f2 | Active | €228,000 | €3,403 | 5.1% | 74 | 75 |
| Barreiro e Lavradio · 6d5525 | Active | €195,000 | €4,063 | 25.5% | 70 | 75 |
| largo 3 de Maio, 1B | Active | €225,000 | €2,813 | 13.1% | 65 | 79 |
| Baixa da Banheira e Vale da Amoreira · 956f6f | Active | €234,500 | €3,608 | 11.4% | 75 | 73 |
| Median comp | €226,500 | €3,506 | 8.3% | 72 | 75 |
Long-term rental The property is overpriced at €229,900 compared to a fair value of €136,749, indicating it may not provide adequate returns for long-term rentals given its 4.4% gross yield. Additionally, the neighborhood's relatively low tenant quality rating and modest amenities further diminish its attractiveness for long-term commitment. Family rental While the apartment has potential as a family rental, the €229,900 asking price exceeds its fair value of €136,749, making it a less appealing investment option. The neighborhood score of 72/100 suggests decent amenities, but the high price could limit demand from families seeking affordability. Buy-and-hold As a buy-and-hold investment strategy, the current listing price of €229,900 is significantly above the fair value assessment of €136,749, leading to concerns about long-term capital appreciation. The property’s condition offers a score of 79/100 which is decent, but it may not justify the inflated price in a suburban market context.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant chance of high tenant turnover, impacting rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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