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 130 m², built in 1985, energy rating E. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This apartment boasts a unique unobstructed view of the Tagus River from the tallest building in Barreiro, ensuring long-term value and visual appeal.
The valuation. The asking price of €469,900 is €95,574 (25.5%) above the fair value of €374,326, indicating the property is overpriced. This discrepancy suggests caution for prospective investors.
Fair value modelled at €374,326 from 6 comparable sales in the area. Asking €469,900 sits €95,574 (25.5%) above — overpriced versus fair value.
Asking €469,900 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €283,960 (€2,184/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €283,960, adjusted for condition and micro-location, gives a modelled fair value of €374,326 (€2,879/m²), a €95,574 (25.5%) gap versus the €469,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · a8ed47 | Subject | €469,900 | €3,615 | — | 76 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 875196 | Active | €469,900 | €3,615 | 0% | 75 | 73 |
| rua Doutor Manuel Pacheco Nobre | Active | €309,000 | €2,943 | 18.6% | 72 | 69 |
| rua General Humberto Delgado | Active | €267,000 | €3,217 | 11.0% | 75 | 70 |
| Baixa da Banheira e Vale da Amoreira · 001744 | Active | €328,000 | €2,733 | 24.4% | 80 | 72 |
| Median comp | €318,500 | €3,080 | 14.8% | 75 | 71 |
Long-term rental The 3-bed apartment in Barreiro e Lavradio, listed at €469,900, is overpriced by 25.5% compared to its fair value of €374,326, which limits its attractiveness as a long-term rental investment. With a gross yield of only 2.6%, potential returns do not justify the premium being asked for this property. Family rental While this spacious 130m² apartment may be appealing for families, its current asking price of €469,900 far exceeds the fair market value of €374,326, presenting a 25.5% overpricing issue. Consequently, the yield of 2.6% is likely insufficient to attract families seeking value for money in a suburban setting. Buy-and-hold Investing in this property as a buy-and-hold asset is not advisable because it is currently priced at €469,900, which is 25.5% above the fair value of €374,326. The gross yield of 2.6% further suggests that potential appreciation and rental income will not meet investor expectations for a long-term hold. Not ideal for The luxury market and short-term vacation rentals are not suitable for this property, as the €469,900 listing significantly overshoots its fair value, making it less competitive. Additionally, student housing options are also unfavorable due to the high asking price compared to the income potential, reflected in the property's low yield.
Economic volatility risk The economic stability score of 65/100 suggests potential fluctuations in the local economy, which could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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