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 50 m², energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This ground-floor apartment boasts electric shutters and double-glazed windows for enhanced thermal and acoustic insulation, plus proximity to local shops and public transport facilities.
The valuation. The asking price of €239,000 is significantly above the fair value of €199,791, representing a premium of €39,209 (19.6%). This indicates the property is overpriced in the current market.
Fair value modelled at €199,791 from 6 comparable sales in the area. Asking €239,000 sits €39,209 (19.6%) above — overpriced versus fair value.
Asking €239,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €175,776 (€3,516/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 €175,776, adjusted for condition and micro-location, gives a modelled fair value of €199,791 (€3,996/m²), a €39,209 (19.6%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 15e18b | Subject | €239,000 | €4,780 | — | 74 | 73 |
| Baixa da Banheira e Vale da Amoreira · 6530da | Active | €230,000 | €4,792 | 0.2% | 70 | 70 |
| Barreiro e Lavradio · ba3ec5 | Active | €230,000 | €3,833 | 19.8% | 65 | 68 |
| Barreiro e Lavradio · 3df422 | Active | €239,500 | €4,202 | 12.1% | 70 | 75 |
| praceta Soeiro Pereira Gomes, 19 | Active | €240,000 | €3,871 | 19.0% | 63 | 74 |
| Median comp | €234,750 | €4,037 | 15.6% | 68 | 72 |
Long-term rental The property is priced at €239,000, which is 19.6% above its fair value of €199,791, indicating it is overpriced for long-term rental purposes. With a gross yield of only 3.6%, the investment may not justify the higher asking price in the current market. Family rental While the property is situated in a suburban area with good family amenities, its listing price of €239,000 exceeds the fair market value of €199,791 by 19.6%, marking it as overpriced. The demand for family rentals may not sustain such a premium when more competitively priced options exist in the vicinity. Buy-and-hold Although the neighbourhood is rated 73/100, the apartment's listing at €239,000 is 19.6% above the fair value of €199,791, confirming that it is overpriced for a buy-and-hold strategy. The relatively low gross yield of 3.6% suggests that potential appreciation may not compensate for the initial overvaluation. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Economic Sensitivity Risk: The property's investment may be affected by economic fluctuations due to a moderate economic stability score of 75/100, indicating potential vulnerability to market downturns. Tenant Stability Risk: With a tenant stability score of 70/100, there is a heightened risk of tenant turnover, which could impact 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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