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 house of 160 m², built in 2002, energy rating D. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy features: Features a traditional architectural style with a living room fireplace and heat recovery system, enhancing energy efficiency and cozy living spaces.
The valuation. The asking price of €499,000 sits €19,835 (4.1%) above the fair value of €479,165, indicating a property priced at fair market value. Buy-to-flip angle. The resale strategy focuses on quick renovations to capitalize on the market, expecting a return on investment within 6-12 months. Buy-to-let angle. The rental income strategy involves securing long-term tenants, generating an estimated monthly income of €1,497, yielding approximately 3.6%.
Fair value modelled at €479,165 from 6 comparable sales in the area. Asking €499,000 sits €19,835 (4.1%) above — overpriced versus fair value.
Asking €499,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €397,616 (€2,485/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €397,616, adjusted for condition and micro-location, gives a modelled fair value of €479,165 (€2,995/m²), a €19,835 (4.1%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · a79e0a | Subject | €499,000 | €3,119 | — | 73 | 68 |
| rua Ary dos Santos S / N | Active | €422,500 | €2,855 | 8.5% | 80 | 69 |
| rua da Serra do Gerês, 9 | Active | €569,900 | €2,740 | 12.1% | 65 | 65 |
| Santo António da Charneca · 439054 | Active | €837,000 | €3,135 | 0.5% | 82 | 73 |
| Palhais e Coina · 0016d1 | Active | €480,000 | €4,444 | 42.5% | 70 | 73 |
| Median comp | €524,950 | €2,995 | 4.0% | 75 | 71 |
Long-term rental The property offers a gross yield of 3.6%, which aligns with the market expectations for suburban areas near Lisbon. Given the fair pricing and decent condition, this strategy could provide stable returns without significant risks. Family rental With a neighborhood rating of 68/100, the location is attractive for families seeking suburban living with good transport links to Lisbon. This property meets the criteria for a family rental, offering space and a safe environment, although it does not provide a significant margin over fair value. Buy-and-hold The home is well-positioned for long-term appreciation, as the area boasts relatively low crime and accessibility to amenities and transport. Although priced fairly, the investment may yield modest returns if held for a longer term without major improvements. Not ideal for short-term vacation rental The property does not perform well for short-term vacation rentals due to the suburban setting and lack of immediate tourist attractions. The current market dynamics and the fair valuation do not support the potential for this rental strategy. Not ideal for the luxury market This property does not align with luxury market characteristics, as its condition score of 76/100 suggests it lacks the high-end appeal required for luxury buyers. Additionally, the fair value assessment implies limited upside potential in this segment.
Economic and Tenant Instability The property faces risks from a relatively low economic stability score of 70/100 and an even lower tenant stability score of 65/100, indicating potential fluctuations in rental income and a less secure tenant base.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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