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 125 m², built in 2002, energy rating C. Located on rua Ary dos Santos, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes a fireplace with a heat recovery system, enhancing energy efficiency and comfort during colder months.
The valuation. The asking price of €351,900 sits significantly above its fair value of €293,712, indicating it is overpriced by €58,188 (19.8%). This discrepancy suggests potential challenges in achieving a profitable sale.
Fair value modelled at €293,712 from 6 comparable sales in the area. Asking €351,900 sits €58,188 (19.8%) above — overpriced versus fair value.
Asking €351,900 versus the rua Ary dos Santos area baseline of €229,988 (€1,840/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €229,988, adjusted for condition and micro-location, gives a modelled fair value of €293,712 (€2,350/m²), a €58,188 (19.8%) gap versus the €351,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ary dos Santos | Subject | €351,900 | €2,815 | — | 68 | 73 |
| rua Nau São Gabriel | Active | €360,000 | €3,243 | 15.2% | 74 | 71 |
| Barreiro e Lavradio · 96c663 | Active | €379,900 | €2,345 | 16.7% | 72 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 4a4344 | Active | €350,000 | €2,991 | 6.3% | 70 | 75 |
| rua Sebastião da Gama | Active | €269,900 | €2,045 | 27.4% | 68 | 71 |
| Median comp | €355,000 | €2,668 | 5.2% | 71 | 72 |
Long-term rental The property is priced at €351,900, significantly above its fair value of €293,712, indicating it is overpriced by 19.8%. With a gross yield of only 3.4%, the long-term rental potential does not justify this high entry cost. Family rental Despite being situated in a suburban location that typically offers amenities and schools suitable for families, the price point of €351,900 is considerably higher than the fair value of €293,712, leading to an overpriced status of 19.8%. This could deter potential family renters seeking value in their housing options. Buy-and-hold Given the considerable gap of 19.8% between the listing price of €351,900 and the fair value of €293,712, this property is overpriced and may not offer adequate long-term appreciation for a buy-and-hold strategy. Additionally, the gross yield of 3.4% does not provide compelling returns for investors focused on capital appreciation over time.
Economic downturn risk A potential economic downturn could negatively impact the economic stability score of 80, leading to reduced demand and vacancy rates for the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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