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 108 m², energy rating C. Located on rua César Coelho S / N, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment includes a closed balcony for versatile use and a functional pantry in the kitchen, enhancing daily convenience and storage options.
The valuation. The asking price of €269,000 is significantly above the fair value of €202,311, with a discrepancy of €66,689 (24.8%). This property is categorically overpriced based on current market conditions.
Fair value modelled at €202,311 from the area baseline, adjusted for condition and location. Asking €269,000 sits €66,689 (24.8%) above — overpriced versus fair value.
Asking €269,000 versus the rua César Coelho S / N area baseline of €321,948 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 76 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua César Coelho S / N
Area baseline €321,948 + condition -€2,025 + location +€18,576 = modelled fair value of €202,311 (€1,873/m²), a €66,689 (24.8%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua César Coelho S / N | Subject | €269,000 | €2,491 | — | 75 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 96c557 | Active | €277,500 | €2,569 | 3.2% | 80 | 73 |
| Baixa da Banheira e Vale da Amoreira · 82c799 | Active | €267,000 | €2,384 | 4.3% | 74 | 73 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 2.7% | 72 | 72 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 1.4% | 72 | 75 |
| Median comp | €272,250 | €2,475 | 0.7% | 73 | 73 |
Long-term rental The property’s gross yield of 3.7% suggests a modest return for a long-term rental investment, especially when compared to the fair value estimate. With an asking price 24.8% above fair value, this strategy may yield less favorable results than anticipated. Family rental Although the property is suitably sized for a family and located in a suburban area with safety and amenities, the 24.8% premium over its fair value raises concerns about its long-term financial viability. The current pricing makes it less attractive for families seeking quality housing without inflated costs. Buy-and-hold Investing in a buy-and-hold strategy could be risky given that the property is priced 24.8% above fair value, potentially hindering future appreciation. Given the relatively low yield of 3.7%, holding this property in a long-term portfolio may not meet performance expectations in a market where prices are inflated.
Tenant turnover risk: With a tenant stability score of 75/100, there is a heightened risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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