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 60 m² on the 1st floor, energy rating C. Located on rua Palmira Bastos, 22, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment features elegant mosaic flooring throughout, enhancing its aesthetic appeal and providing a unique character that sets it apart from typical units in the area.
The valuation. The asking price of €242,000 is significantly above the fair value of €184,038, reflecting an overvaluation of €57,962 (31.5%). This suggests potential buyers should approach with caution.
Fair value modelled at €184,038 from 6 comparable sales in the area. Asking €242,000 sits €57,962 (31.5%) above — overpriced versus fair value.
Asking €242,000 versus the rua Palmira Bastos, 22 area baseline of €172,342 (€2,872/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 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 €172,342, adjusted for condition and micro-location, gives a modelled fair value of €184,038 (€3,067/m²), a €57,962 (31.5%) gap versus the €242,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Palmira Bastos, 22 | Subject | €242,000 | €4,033 | — | 60 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 3d97d8 | Active | €205,000 | €3,661 | 9.2% | 60 | 63 |
| Alto do Seixalinho, Santo André e Verderena · cfdf03 | Active | €235,000 | €2,733 | 32.3% | 55 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 09009f | Active | €225,000 | €2,885 | 28.5% | 60 | 73 |
| Baixa da Banheira e Vale da Amoreira · 43928c | Active | €235,000 | €3,357 | 16.8% | 65 | 78 |
| Median comp | €230,000 | €3,121 | 22.6% | 60 | 74 |
Long-term rental The 2-bed apartment in Barreiro e Lavradio is currently overpriced at €242,000 with a fair value estimate of €184,038, indicating a significant gap of 31.5%. With a gross yield of only 3.6%, this investment may not provide the expected return for long-term rental purposes. Family rental While the property is positioned in a suburban area with reasonable amenities, its valuation at €242,000 is not justified given its fair value of €184,038, making it 31.5% overpriced. The current condition score of 59/100 suggests that additional investments may be needed to attract family renters. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be advisable due to its overpriced listing of €242,000 compared to a fair value of €184,038, revealing a 31.5% disconnect. The property’s yield of 3.6% further raises concerns about long-term capital appreciation and cash flow stability in the market context.
Tenant turnover risk High tenant turnover could occur due to a tenant stability score of 70/100, indicating potential challenges in maintaining consistent occupancy rates and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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