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 69 m² on the 1st floor, built in 1970, energy rating D. Located on rua Grão Vasco, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a closed balcony accessible from one bedroom, ideal for use as an office or leisure space, enhancing its overall functionality.
The valuation. The asking price of €239,900 significantly exceeds the fair value of €122,634, being overpriced by €117,266 (48.9%). This indicates that potential buyers should approach with caution.
Fair value modelled at €122,634 from the area baseline, adjusted for condition and location. Asking €239,900 sits €117,266 (48.9%) above — overpriced versus fair value.
Asking €239,900 versus the rua Grão Vasco area baseline of €205,689 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 75 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Grão Vasco
Area baseline €205,689 + condition -€7,439 + location +€11,393 = modelled fair value of €122,634 (€1,777/m²), a €117,266 (48.9%) gap versus the €239,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Grão Vasco | Subject | €239,900 | €3,477 | — | 75 | 74 |
| rua Maria Lalande, 57 | Active | €220,000 | €3,143 | 9.6% | 70 | 74 |
| Barreiro e Lavradio · 1e6504 | Active | €249,000 | €3,716 | 6.9% | 70 | 75 |
| rua Dom João IV | Active | €255,000 | €3,750 | 7.9% | 70 | 73 |
| avenida Bocage, 24 | Active | €242,000 | €3,903 | 12.3% | 72 | 67 |
| Median comp | €245,500 | €3,733 | 7.4% | 70 | 74 |
Long-term rental The property in Barreiro is priced at €239,900, significantly exceeding the fair value of €122,634, resulting in a 48.9% gap that indicates it is overpriced. With a gross yield of just 3.5%, this investment does not deliver attractive returns in the long-term rental market. Family rental Given the overpriced nature of this 2-bed apartment, with a fair value gap of 48.9%, it is challenging to justify its investment potential for family rentals. The moderate condition score of 68 and the neighbourhood rating of 74 suggest limited appeal for renters seeking quality accommodation. Buy-and-hold While the idea of a buy-and-hold strategy may seem appealing, with current pricing at €239,900, the property is overpriced and diverges from its fair value of €122,634. This substantial overvaluation could hinder long-term appreciation and consistent rental cash flows. Not ideal for short-term rental The property’s high valuation of €239,900 compared to the fair value suggests a misalignment with the short-term rental market’s expectations and performance metrics. Additionally, the ratings for condition and neighbourhood do not indicate a strong appeal for tourists or short-term visitors. Not ideal for student housing With the property being significantly overpriced at €239,900, it does not represent a viable option for the student housing market. The neighbourhood and condition ratings suggest a lack of amenities and appeal essential for attracting student tenants.
Economic volatility risk A score of 75/100 in economic stability indicates a moderate risk of economic fluctuations that could affect property values significantly over time. Tenant turnover risk With a tenant stability score of 70/100, there's an increased likelihood of tenant turnover, which could lead to periods of vacancy and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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