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, 2-bathroom apartment of 99 m², built in 1981, energy rating C. Located on rua das Castanholas, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment's location offers proximity to both local shops and educational institutions, enhancing its appeal for families and investors alike. Condition Notes: Some areas exhibit a contemporary design, contrasting with the overall mixed condition.
The valuation. The asking price of €275,000 is above the fair value of €255,615, indicating an overpriced property by €19,385 (7.0%). This pricing may limit buyer interest and appreciation potential.
Fair value modelled at €255,615 from the area baseline, adjusted for condition and location. Asking €275,000 sits €19,385 (7.0%) above — overpriced versus fair value.
Asking €275,000 versus the rua das Castanholas area baseline of €258,984 (€2,616/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 54 · Materials 59 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Castanholas
Area baseline €258,984 + condition -€29,391 + location +€23,052 = modelled fair value of €255,615 (€2,582/m²), a €19,385 (7.0%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Castanholas | Subject | €275,000 | €2,778 | — | 54 | 72 |
| praceta José Escada | Active | €224,900 | €2,418 | 12.9% | 57 | 71 |
| urbanização Fidalguinhos Fidalguinhos | Active | €350,000 | €2,448 | 11.9% | 65 | 69 |
| rua Bordalo Pinheiro S / N | Active | €214,900 | €2,311 | 16.8% | 46 | 72 |
| praceta Primeiro de Dezembro | Active | €232,000 | €2,392 | 13.9% | 47 | 73 |
| Median comp | €228,450 | €2,405 | 13.4% | 52 | 72 |
Long-term rental The property at €275,000, which is 7.0% above its fair value of €255,615, does not provide an attractive investment proposition for long-term rental given its modest yield of 3.1%. The combination of an overpriced listing and a fair condition score of 56/100 indicates that potential returns may not meet investor expectations. Family rental While the property benefits from a safe residential neighborhood with a family-friendly atmosphere, its high asking price of €275,000, exceeding the fair value, reduces its appeal for family rentals. The yield of 3.1% and the condition rating further suggest that families may look for more affordable options in the area. Value-add renovation At a listing price of €275,000, which is above the fair value of €255,615, the potential for a value-add renovation strategy becomes questionable due to the already elevated cost. The condition score of 56/100 implies the need for improvement, but the current pricing limits profitability for renovations in a competitive market. Not ideal for Short-term vacation rental and student housing are not suitable strategies for this property, especially given its overpriced status. The lack of attractiveness in terms of yield and property condition further detracts from its feasibility in such rental markets.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 75/100, there is a risk of fluctuating rental income and higher vacancy rates due to potential economic downturns or tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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