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.
4-bedroom, 3-bathroom apartment of 156 m² on the 2nd floor, energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes two balconies offering unobstructed views, significantly enhancing outdoor living space and natural light access in the modern design. Location Advantage: Its proximity to diverse amenities like schools, parks, and public transport enhances lifestyle convenience.
The valuation. The asking price of €449,000 is €26,639 (6.3%) above the fair value of €422,361, indicating a competitive yet reasonable market position. The property is priced fairly based on its location and quality. Buy-to-flip angle. With potential renovations or upgrades, investors could target a resale at an increased price, capitalizing on the high-quality materials used and the suburban Lisbon market. A well-timed flip could optimize returns given the area's stability. Buy-to-let angle. The estimated monthly rental income of €1,160 provides a gross yield of 3.1%, allowing for steady cash flow in a suburban area recognized for good employment access. This strategy supports long-term rental appeals, making it attractive for family accommodations.
Fair value modelled at €422,361 from 6 comparable sales in the area. Asking €449,000 sits €26,639 (6.3%) above — overpriced versus fair value.
Asking €449,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €294,252 (€1,886/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €294,252, adjusted for condition and micro-location, gives a modelled fair value of €422,361 (€2,707/m²), a €26,639 (6.3%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 5ed127 | Subject | €449,000 | €2,878 | — | 80 | 73 |
| Barreiro e Lavradio · d1dcbe | Active | €479,000 | €3,071 | 6.7% | 80 | 74 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 15.8% | 72 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 4a43b5 | Active | €365,000 | €2,992 | 3.9% | 74 | 73 |
| Barreiro e Lavradio · 388d1f | Active | €385,000 | €2,092 | 27.3% | 72 | 73 |
| Median comp | €375,000 | €2,708 | 5.9% | 73 | 73 |
Family rental This property offers a solid foundation for family rental due to its substantial size of 156m² and good condition rating of 81/100, which appeal to families seeking comfort and space. Additionally, with a fair value gap of 6.3%, potential investors can expect stable returns while attracting quality tenants in the suburban Lisbon market. Long-term rental With a gross yield of 3.1% and a competitive location in Barreiro e Lavradio, this property presents a reasonable opportunity for long-term rental investment. The neighborhood's amenities and tenant quality ratings reinforce its suitability for persistent rental demand, emphasizing stable cash flow potential. Buy-and-hold As a buy-and-hold strategy, this property reflects an appropriate entry point at €449,000 with its fair market evaluation of €422,361. The existing neighborhood stability in the housing market and ongoing demand can support capital appreciation over the long term, making it a reasonable asset to retain.
Economic Downturn Risk A high economic stability score of 80/100 suggests resilience, but a tenant stability score of 70/100 indicates potential volatility in rental income, posing risks during an economic downturn.
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