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 60 m² on the 2nd floor, energy rating A. Located on avenida da República, 18, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a complete central vacuum installation and high-quality PVC windows for enhanced thermal and acoustic insulation, ensuring a quiet and comfortable living environment.
The valuation. The asking price of €289,000 is significantly above the fair value of €203,867, indicating an overpricing by €85,133 (41.8%). This discrepancy suggests potential challenges in achieving a profitable sale.
Fair value modelled at €203,867 from 6 comparable sales in the area. Asking €289,000 sits €85,133 (41.8%) above — overpriced versus fair value.
Asking €289,000 versus the avenida da República, 18 area baseline of €148,200 (€2,470/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €148,200, adjusted for condition and micro-location, gives a modelled fair value of €203,867 (€3,398/m²), a €85,133 (41.8%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República, 18 | Subject | €289,000 | €4,817 | — | 82 | 80 |
| rua São João Baptista de Ajudá, 55 | Active | €239,800 | €3,426 | 28.9% | 82 | 76 |
| rua Borges França, 23 | Active | €240,000 | €3,077 | 36.1% | 78 | 78 |
| Barreiro e Lavradio · 0022ce | Active | €219,000 | €4,761 | 1.2% | 78 | 69 |
| Baixa da Banheira e Vale da Amoreira · 96c613 | Active | €424,600 | €3,370 | 30.0% | 80 | 70 |
| Median comp | €239,900 | €3,398 | 29.5% | 79 | 73 |
Long-term rental A long-term rental strategy for this apartment could generate a gross yield of 3.2%, which is modest in the current market. However, given the 41.8% gap to the fair value, this property is overpriced, making it a less attractive investment in a competitive rental landscape. Buy-and-hold The buy-and-hold strategy may not be ideal for this property due to its current valuation, which is significantly above the fair value. With the property being overpriced, future appreciation may not sufficiently compensate for the initial investment cost. Family rental While the apartment’s condition scores an 85/100 and the neighborhood enjoys an 80/100 rating, indicating decent living standards, the 41.8% premium over fair value classifies it as overpriced. This premium could deter potential families from considering it as a rental option, limiting demand and growth prospects.
Economic Vulnerability The relatively high economic stability score of 80/100 suggests a solid economic environment, but the lower tenant stability score of 75/100 indicates potential risks related to tenant turnover and income variability, which can affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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