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 92 m², energy rating B. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment benefits from a large sunroom offering ample natural light and a balcony extension in the kitchen, enhancing usable space despite its dated condition.
The valuation. The asking price of €255,000 is significantly above fair value, which is calculated at €147,125. This results in an overpriced verdict of €107,875 (42.3%) above the market standard.
Fair value modelled at €147,125 from the area baseline, adjusted for condition and location. Asking €255,000 sits €107,875 (42.3%) above — overpriced versus fair value.
Asking €255,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €274,252 (€2,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 60 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Barreiro e Lavradio, Barreiro, Setúbal
Area baseline €274,252 + condition -€26,306 + location +€15,191 = modelled fair value of €147,125 (€1,599/m²), a €107,875 (42.3%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 225ccc | Subject | €255,000 | €2,772 | — | 60 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 4201bc | Active | €249,000 | €3,716 | 34.1% | 50 | 74 |
| rua Doutor António José de Almeida | Active | €360,000 | €3,429 | 23.7% | 70 | 63 |
| rua Alves da Cunha, 13 | Active | €195,000 | €3,421 | 23.4% | 42 | 78 |
| rua António José de Loura | Active | €242,500 | €2,354 | 15.1% | 45 | 69 |
| Median comp | €245,750 | €3,425 | 23.6% | 48 | 72 |
Long-term rental The property in Barreiro e Lavradio is overpriced by 42.3%, making it a less attractive option for long-term rental investments. With a gross yield of only 4%, the financial returns do not justify the high asking price compared to fair value. Buy-and-hold Investing in this apartment for a buy-and-hold strategy appears unwise as the property is currently priced significantly above its fair value of €147,125. The risk of overpaying for an asset that has a yield of just 4% undermines potential gains in the long term. Family rental While the apartment's neighborhood scores suggest decent amenities and tenant quality, the significant gap from fair value indicates that the property is still overpriced for family rental purposes. The 4% gross yield fails to compensate for the elevated cost, reducing its attractiveness in this sector.
Economic Sensitivity Risk The economic stability score of 75 indicates potential vulnerability to economic downturns, which could impact tenant retention and 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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