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 114 m², energy rating D. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This ground floor apartment includes two closed balconies, enhancing both natural light and outdoor usability in a tranquil residential setting. Location Benefits: Proximity to green spaces and accessible public transport ensures a comfortable living experience.
The valuation. The asking price of €250,000 exceeds the fair value of €197,982 by €52,018 (20.8%), indicating that the property is overpriced. Careful consideration is needed before proceeding with any investment. Buy-to-flip angle. A resale strategy could target a renovation budget of approximately €20,000, aimed at modernizing finishes and enhancing appeal for a potential sale above €300,000. This could realize a modest profit margin post-renovation. Buy-to-let angle. With an estimated monthly rental income of €833, the property offers a gross yield of 4%. This can attract family tenants in a suburban area benefiting from nearby metropolitan amenities while generating consistent cash flow.
Fair value modelled at €197,982 from the area baseline, adjusted for condition and location. Asking €250,000 sits €52,018 (20.8%) above — overpriced versus fair value.
Asking €250,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €339,834 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 66 · Materials 64 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €339,834 + condition -€16,922 + location +€18,824 = modelled fair value of €197,982 (€1,737/m²), a €52,018 (20.8%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 23f3ad | Subject | €250,000 | €2,193 | — | 66 | 74 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 15.2% | 72 | 75 |
| Baixa da Banheira e Vale da Amoreira · ba59a6 | Active | €200,000 | €2,532 | 15.4% | — | 71 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 5.4% | 65 | 72 |
| rua Dom António Ferreira Gomes, 7 | Active | €275,000 | €2,083 | 5.0% | 60 | 75 |
| Median comp | €260,000 | €2,419 | 10.3% | 65 | 74 |
Long-term rental The property is overpriced at €250,000 compared to a fair value of €197,982, representing a significant 20.8% gap. With a gross yield of only 4%, the investment may struggle to meet profitability expectations in the long run. Family rental While the property could serve as a family rental, its pricing effectively limits its competitiveness in the market with very few advantages compared to alternatives. The current condition score of 66/100 indicates the need for improvements that further reduces its appeal. Buy-and-hold Although the neighborhood shows decent scores with a housing rating of 74/100, the high listing price means this buy-and-hold strategy may not yield satisfactory returns over time. Given the current valuation, investors should expect challenges in capital appreciation as market conditions evolve.
Economic-tenant disparity risk The property has equal economic and tenant stability scores of 75/100, which indicates a potential mismatch in demand and supply, leading to uncertain rental income stability.
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