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 68 m² on the 2nd floor, built in 1973, energy rating C. Located on praceta do Rio, 6, Palhais e Coina parish, Barreiro municipality, Setúbal district. Significant Features: The property includes private balconies for both the living room and one bedroom, enhancing outdoor space and natural light throughout the apartment.
The valuation. The asking price of €219,000 is positioned slightly above fair value, which sits at €206,928, with a difference of €12,072 (5.8%). This property is fairly valued according to current market metrics.
Fair value modelled at €206,928 from 6 comparable sales in the area. Asking €219,000 sits €12,072 (5.8%) above — overpriced versus fair value.
Asking €219,000 versus the praceta do Rio, 6 area baseline of €210,541 (€3,096/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €210,541, adjusted for condition and micro-location, gives a modelled fair value of €206,928 (€3,043/m²), a €12,072 (5.8%) gap versus the €219,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta do Rio, 6 | Subject | €219,000 | €3,221 | — | 70 | 77 |
| rua Jaime Cortesão, 60 | Active | €309,000 | €2,323 | 27.9% | 65 | 70 |
| rua Piteira Santos, 28 | Active | €270,000 | €3,103 | 3.6% | 72 | 64 |
| Quinta do Conde · ade5b9 | Active | €270,000 | €3,750 | 16.4% | 70 | 68 |
| rua Sacadura Cabral | Active | €279,000 | €3,100 | 3.7% | — | 66 |
| Median comp | €274,500 | €3,102 | 3.7% | 70 | 67 |
Long-term rental The property presents a gross yield of 4.1%, aligning with the current market conditions and tenant quality in the area. With the proximity to Lisbon enhancing economic opportunities, this investment strategy remains practical despite the property being fairly priced. Family rental Given the strong neighborhood rating of 77/100, the property is well-suited for family rentals, appealing to those seeking a stable community environment. However, the fair valuation suggests limited upside potential for immediate capital appreciation in this strategy. Buy-and-hold As a buy-and-hold investment, this property benefits from a favorable location in the Greater Lisbon suburbs, which retain a steady demand driven by families and long-term tenants. The fair pricing indicates a reasonable entry point, but investors should be aware of the modest returns relative to potential market fluctuations.
Economic Downturn Risk The property's economic stability score of 70/100 suggests potential vulnerability to market fluctuations, which may impact 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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