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 92 m² on the 5th floor, energy rating D. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. This apartment features a generous 25m2 living room perfect for social gatherings and a 6m2 balcony ideal for outdoor relaxation, promoting a comfortable lifestyle.
The valuation. The asking price of €310,000 is significantly above the fair value of €253,609, representing an excess of €56,391 (18.2%). This property is therefore deemed overpriced.
Fair value modelled at €253,609 from the area baseline, adjusted for condition and location. Asking €310,000 sits €56,391 (18.2%) above — overpriced versus fair value.
Asking €310,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €240,672 (€2,616/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Santo António da Charneca, Barreiro, Setúbal
Area baseline €240,672 + condition -€12,219 + location +€22,396 = modelled fair value of €253,609 (€2,757/m²), a €56,391 (18.2%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · 6c78c0 | Subject | €310,000 | €3,370 | — | 70 | 73 |
| rua José Vianna da Motta | Active | €259,500 | €2,425 | 28.0% | 70 | 73 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 25.0% | 72 | 75 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 29.9% | 72 | 66 |
| Alhos Vedros · 4bc7db | Active | €275,000 | €2,570 | 23.7% | 75 | 69 |
| Median comp | €257,250 | €2,476 | 26.5% | 72 | 71 |
Long-term rental The 2-bed apartment in Santo António da Charneca is likely to appeal to long-term tenants due to its proximity to Lisbon, a major job center. However, with a gross yield of 2.7% and listing price exceeding fair value by 18.2%, it presents a less favorable investment opportunity. Buy-and-hold Buying this property for a long-term hold may seem attractive due to the location's potential for tenant demand. Nevertheless, the reality of it being overpriced means that investors might face challenges achieving expected returns over time. Family rental This apartment could be suitable for families wanting suburban living with access to Lisbon, yet the elevated price point raises concern about its rental profitability. Given the 18.2% gap from fair value, this investment is unlikely to yield the desired financial outcomes for family rentals.
Economic and tenant stability risk: With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuating demand for rental units, potentially affecting occupancy rates and rental income.
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