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 67 m² on the 4th floor, built in 1982, energy rating D. Located on rua 7, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment offers a modern kitchen, two functioning elevators, and proximity to key amenities and a robust public transport network to Lisbon.
The valuation. The asking price of €223,000 sits €20,672 above fair value, representing a 10.2% premium. While the property is priced higher than its calculated worth, the valuation remains reasonable within the current market context.
Fair value modelled at €202,328 from 6 comparable sales in the area. Asking €223,000 sits €20,672 (10.2%) above — overpriced versus fair value.
Asking €223,000 versus the rua 7 area baseline of €185,430 (€2,768/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €185,430, adjusted for condition and micro-location, gives a modelled fair value of €202,328 (€3,020/m²), a €20,672 (10.2%) gap versus the €223,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 7 | Subject | €223,000 | €3,328 | — | 60 | 72 |
| rua Nampula | Active | €320,000 | €3,441 | 3.4% | 72 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 99f3e2 | Active | €265,000 | €3,897 | 17.1% | 68 | 69 |
| Santo António da Charneca · 438f6c | Active | €250,000 | €3,125 | 6.1% | 70 | 70 |
| Baixa da Banheira e Vale da Amoreira · 8935fd | Active | €244,900 | €2,815 | 15.4% | — | 72 |
| Median comp | €257,500 | €3,283 | 1.4% | 70 | 71 |
Long-term rental The property in Santo António da Charneca offers a 4.2% gross yield, which is respectable for the current market conditions. However, with a fair value of €202,328 and a listing price of €223,000, the gap indicates the property is fairly priced rather than an immediate opportunity for investment. Family rental Ideal for families seeking stable housing, this 2-bed apartment benefits from a neighborhood score of 72/100, enhancing its appeal. Nonetheless, the fair valuation suggests that while it is a viable option for families, it does not present an opportunity for significant capital appreciation. Buy-and-hold As a buy-and-hold investment, this apartment in a suburban area offers the potential for steady rental income in a location influenced by proximity to Lisbon. However, the fair value assessment of the property implies that it does not currently present a strong opportunity for value enhancement over time due to its pricing relative to the market.
Tenant turnover risk Higher tenant stability at 70/100 may indicate a potential for increased tenant turnover, impacting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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