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 198 m², built in 2003, energy rating C. Located on rua da Creche, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This apartment includes a fireplace with a heat recovery system, enhancing energy efficiency and providing comfort in the spacious 36.40 m² living room throughout the year.
The valuation. The asking price of €555,000 sits significantly above the fair value of €439,890, representing an excess of €115,110 or 26.2%. This property is considered overpriced according to the market analysis.
Fair value modelled at €439,890 from 6 comparable sales in the area. Asking €555,000 sits €115,110 (26.2%) above — overpriced versus fair value.
Asking €555,000 versus the rua da Creche area baseline of €296,630 (€1,498/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €296,630, adjusted for condition and micro-location, gives a modelled fair value of €439,890 (€2,222/m²), a €115,110 (26.2%) gap versus the €555,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Creche | Subject | €555,000 | €2,803 | — | 74 | 75 |
| Barreiro e Lavradio · 8ee8d7 | Active | €290,000 | €2,117 | 24.5% | 72 | 75 |
| rua Alexandre Herculano, 44 | Active | €270,000 | €2,213 | 21.0% | 75 | 68 |
| Alto do Seixalinho, Santo André e Verderena · bf2a6a | Active | €450,000 | €2,557 | 8.8% | 74 | 75 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 16.0% | 74 | 73 |
| Median comp | €294,500 | €2,284 | 18.5% | 74 | 74 |
Long-term rental The property is overpriced at €555,000 compared to its fair value of €439,890, which presents a significant gap of 26.2%. With a gross yield of only 2.6% and an average condition score of 76, this investment may not generate adequate returns for long-term rental purposes. Family rental At €555,000, this 4-bed apartment is considered overpriced as it exceeds the fair value by 26.2%. Given its decent condition and neighbourhood rating, potential family rentals might struggle to justify the inflated price, limiting rental yield opportunities. Buy-and-hold The buy-and-hold strategy is undermined by the property's €555,000 listing, significantly above its fair value of €439,890, creating a 26.2% overvaluation. This overpricing, coupled with a modest 2.6% yield, suggests that long-term appreciation may not meet investor expectations. Not ideal for Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could impact cash flow and occupancy rates.
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