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 154 m², built in 2001, energy rating C. Located on rua das Especiarias, Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a marble fireplace with heat recovery and a private terrace accessible from both the living room and kitchen, enhancing outdoor living space.
The valuation. The asking price of €365,000 sits €11,990 or 3.4% above the fair value of €353,010. This valuation indicates the property is priced fairly but slightly elevated for its market position.
Fair value modelled at €353,010 from 6 comparable sales in the area. Asking €365,000 sits €11,990 (3.4%) above — overpriced versus fair value.
Asking €365,000 versus the rua das Especiarias area baseline of €268,942 (€1,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €268,942, adjusted for condition and micro-location, gives a modelled fair value of €353,010 (€2,292/m²), a €11,990 (3.4%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Especiarias | Subject | €365,000 | €2,370 | — | 80 | 72 |
| Alto do Seixalinho, Santo André e Verderena · bf2a6a | Active | €450,000 | €2,557 | 7.9% | 74 | 75 |
| rua Alexandre Herculano, 44 | Active | €270,000 | €2,213 | 6.6% | 75 | 68 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 0.7% | 74 | 73 |
| rua Américo da Silva Marinho | Active | €342,900 | €2,029 | 14.4% | 72 | 71 |
| Median comp | €320,950 | €2,284 | 3.7% | 74 | 72 |
Long-term rental The 3-bed apartment in Palhais e Coina offers a gross yield of 3.5%, which aligns with the neighborhood's rental market dynamics. With a fair value close to the listing price, this strategy may yield stable, albeit modest, cash flows over time. Family rental This property meets the needs for family accommodation, given its size of 154m² and strong school network within the metro area. However, the fair valuation indicates that while it’s priced appropriately, it may not attract families seeking significant savings. Buy-and-hold Investing in this 3-bed apartment as a buy-and-hold strategy may offer medium-term growth potential, especially given Barreiro’s suburban location within Greater Lisbon. With a fair valuation of €365,000, the property presents a risk-adjusted return that balances rental income and capital appreciation potential without suggesting immediate profit opportunities.
Potential Rent Default: With both economic stability and tenant stability scores at 75/100, there is a moderate risk of tenants being unable to meet their rent obligations in economic downturns.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
