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 82 m², built in 1988. Located on avenida Alfredo da Silva, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Property Features: This apartment includes a closed balcony perfect for laundry or storage, and its master bedroom features a private balcony with views of the river. Location Benefits: Situated on Avenida Alfredo da Silva, it provides easy access to both transport options and riverside leisure areas.
The valuation. The asking price of €270,000 is significantly above the fair value of €147,380, with a difference of €122,620 (45.4%). This property is overpriced. Buy-to-flip angle. The buy-to-flip strategy would not be viable due to the excessive asking price, limiting potential profit margins on resale. A strategic renovation could enhance appeal, but current numbers suggest limited upside. Buy-to-let angle. With an estimated gross yield of 3.7% and projected rental income of €833 per month, this property offers a modest cash flow for long-term investors. While the area is family-friendly, the yield may not suffice for aggressive buy-and-hold strategies.
Fair value modelled at €147,380 from the area baseline, adjusted for condition and location. Asking €270,000 sits €122,620 (45.4%) above — overpriced versus fair value.
Asking €270,000 versus the avenida Alfredo da Silva area baseline of €244,442 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 72 · Materials 67 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Alfredo da Silva
Area baseline €244,442 + condition -€8,328 + location +€14,668 = modelled fair value of €147,380 (€1,797/m²), a €122,620 (45.4%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Alfredo da Silva | Subject | €270,000 | €3,293 | — | 72 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 99f3e2 | Active | €265,000 | €3,897 | 18.4% | 68 | 69 |
| rua Maria Lalande, 67 | Active | €239,900 | €3,998 | 21.4% | 72 | 72 |
| rua Bartolomeu Dias | Active | €230,000 | €3,485 | 5.8% | 68 | 69 |
| rua Doutor Manuel Pacheco Nobre S / N | Active | €249,000 | €3,000 | 8.9% | 70 | 72 |
| Median comp | €244,450 | €3,691 | 12.1% | 69 | 71 |
Long-term rental The property is overpriced at €270,000 compared to the fair value of €147,380, representing a 45.4% gap. With a gross yield of only 3.7% and a condition score of 69/100, this apartment does not provide a compelling investment opportunity for long-term rental. Family rental Given the high asking price of €270,000 in relation to the €147,380 fair value, the potential for family rental returns is diminished. The current yield of 3.7% and the neighborhood rating of 76/100 suggest that while there is some demand, the property remains overpriced for families seeking value. Buy-and-hold At a listing price of €270,000, significantly above the fair value of €147,380, the buy-and-hold strategy is not advisable for this property. The gross yield of 3.7% combined with a condition score of 69/100 indicates that this asset may struggle to appreciate in a suburban market that is already priced at a premium.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of turnover, potentially affecting cash flow and occupancy rates if tenants leave more frequently than expected.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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