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.
4-bedroom, 2-bathroom apartment of 156 m², energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a 44m² terrace perfect for entertaining, featuring a built-in barbecue and unobstructed views, enhancing outdoor living experiences in a tranquil setting.
The valuation. The asking price of €479,000 sits €90,568 (23.3%) above the fair value of €388,432. This property is considered overpriced, which may limit buyer interest or necessitate a future price reduction.
Fair value modelled at €388,432 from 6 comparable sales in the area. Asking €479,000 sits €90,568 (23.3%) above — overpriced versus fair value.
Asking €479,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €271,404 (€1,740/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €271,404, adjusted for condition and micro-location, gives a modelled fair value of €388,432 (€2,490/m²), a €90,568 (23.3%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · d1dcbe | Subject | €479,000 | €3,071 | — | 80 | 74 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 21.1% | 72 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 4a43b5 | Active | €365,000 | €2,992 | 2.6% | 74 | 73 |
| rua das Especiarias | Active | €365,000 | €2,370 | 22.8% | 80 | 72 |
| Alhos Vedros · 652ff6 | Active | €365,000 | €2,645 | 13.9% | 74 | 76 |
| Median comp | €365,000 | €2,534 | 17.5% | 74 | 73 |
Long-term rental This property, listed at €479,000, is overpriced by 23.3% compared to its fair value of €388,432, which may limit its profitability for long-term rental strategies. While the gross yield of 3% reflects the potential for stable rental income, the elevated price raises concerns about achieving a sustainable return on investment. Family rental Despite being located in a neighbourhood with decent amenities and proximity to Lisbon, the apartment's asking price of €479,000 renders it overpriced by 23.3% against its fair value. Families seeking long-term rentals may be deterred by the high rental price-to-value ratio, which risks reducing tenant demand. Buy-and-hold The buy-and-hold strategy faces challenges in this overpriced market, with the property priced at €479,000, a 23.3% premium over its fair value of €388,432. This discrepancy could hinder long-term appreciation potential, making it a less attractive option for investors looking to secure meaningful capital gains in the future.
Economic Vulnerability The economic stability score of 70/100 suggests that there could be fluctuations in the local economy, potentially affecting tenant demand 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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