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 89 m² on the 3rd floor, built in 1973, energy rating D. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts high-quality finishes and a bright, open-plan living space that seamlessly integrates modern style with comfort, ideal for entertaining and relaxation.
The valuation. The asking price of €269,900 is significantly above the fair value of €226,264, indicating a notable difference of €43,636 (19.3%). This property is overpriced compared to the current market metrics.
Fair value modelled at €226,264 from 6 comparable sales in the area. Asking €269,900 sits €43,636 (19.3%) above — overpriced versus fair value.
Asking €269,900 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €169,341 (€1,903/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €169,341, adjusted for condition and micro-location, gives a modelled fair value of €226,264 (€2,542/m²), a €43,636 (19.3%) gap versus the €269,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · efdd96 | Subject | €269,900 | €3,033 | — | 72 | 75 |
| rua Teresa Borges, 22B | Active | €339,000 | €2,530 | 16.6% | 70 | 68 |
| rua Alexandre Herculano, 44 | Active | €270,000 | €2,213 | 27.0% | 75 | 68 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 23.8% | 65 | 72 |
| Alto do Seixalinho, Santo André e Verderena · 4a45dd | Active | €285,000 | €2,938 | 3.1% | 68 | 74 |
| Median comp | €295,000 | €2,421 | 20.2% | 69 | 70 |
Long-term rental Given the 19.3% gap between the listing price of €269,900 and the fair value of €226,264, this property is overpriced, impacting potential returns. While the gross yield of 4.5% may seem appealing, the overvaluation diminishes long-term rental viability. Family rental Although the property is situated in a suburban area with moderate to high demand, its overpriced status at €269,900 presents a significant hurdle for family renting opportunities. Families seeking rental units may find better options that offer more value at a competitive price. Buy-and-hold Investing in this property as a buy-and-hold strategy may lead to suboptimal returns due to its current listing being above fair value. The ongoing expenses and opportunity costs associated with an overpriced asset could limit capital appreciation and profitability over time.
Economic Vulnerability A moderate economic stability score of 70/100 indicates potential fluctuations in the local economy that may impact rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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