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 131 m², energy rating D. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This property features a magnificent large terrace perfect for outdoor dining and leisure activities, enhancing the overall living experience.
The valuation. The asking price of €355,000 sits €108,993 (30.7%) above the fair value of €246,007. This property is thus overpriced relative to its market value.
Fair value modelled at €246,007 from the area baseline, adjusted for condition and location. Asking €355,000 sits €108,993 (30.7%) above — overpriced versus fair value.
Asking €355,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €390,511 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €390,511 + condition +€2,661 + location +€18,026 = modelled fair value of €246,007 (€1,878/m²), a €108,993 (30.7%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 23f2a3 | Subject | €355,000 | €2,710 | — | 74 | 70 |
| Barreiro e Lavradio · cfde08 | Active | €350,000 | €2,917 | 7.6% | 72 | 72 |
| Barreiro e Lavradio · 28bb46 | Active | €350,000 | €2,756 | 1.7% | 72 | 70 |
| rua Almirante Reis | Active | €355,000 | €3,087 | 13.9% | 74 | 74 |
| rua Ferrer Trindade | Active | €358,000 | €2,864 | 5.7% | 70 | 76 |
| Median comp | €352,500 | €2,891 | 6.7% | 72 | 73 |
Long-term rental The property is currently overpriced at €355,000, significantly exceeding the fair value of €246,007, creating a gap of 30.7%. With a gross yield of only 3%, the investment prospects for long-term rental are diminished given the high initial cost relative to rental income potential. Family rental While located in a suburban area likely to attract families due to proximity to Greater Lisbon, the price of €355,000 renders this property overpriced compared to its fair value of €246,007. The 3% gross yield suggests that it may not provide adequate return on investment for families seeking stable housing. Buy-and-hold The current asking price of €355,000 is unjustifiable as it is 30.7% above the fair value of €246,007, making the buy-and-hold strategy less appealing. The projected yield of 3% indicates that long-term appreciation is uncertain given the property’s current valuation. Not ideal for Luxury market The property’s condition rating of 76/100 along with a significant price tag of €355,000 suggests it is not suitable for the luxury market. Buyers in this segment expect exceptional value relative to costs, which this property does not offer. Short-term vacation rental Given the high listing price of €355,000 and its condition, this property is overpriced and unlikely to yield strong returns in the short-term vacation rental space. The market dynamics in this suburb suggest that short-term bookings may not cover the ongoing costs associated with such an investment. Student housing The property does not align with the typical demands of the student housing market, especially at a price of €355,000, which is significantly above its fair value of €246,007. The potential gross yield of 3% indicates financial constraints for student renters, making this property a poor investment choice.
Economic-Tenant Risk The combination of an economic stability score of 70 and a tenant stability score of 70 indicates a moderate risk of fluctuations in rental income and tenant turnover, which could impact profitability negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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