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 68 m² on the 2nd floor. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a panoramic sea view and is ideally located just minutes from public transport and essential services, enhancing its appeal for daily commuters.
The valuation. The asking price of €240,000 exceeds the fair value of €216,740 by €23,260, which represents a 10.7% markup. As such, this property is considered overpriced. Buy-to-flip angle. A potential buy-to-flip strategy may target renovating the apartment to increase its appeal, with a view to selling it at a higher price point in a rising market. However, current market conditions suggest limited short-term appreciation. Buy-to-let angle. For a buy-to-let strategy, the estimated rental income of €720/month offers a gross yield of 3.6%. This investment could yield steady cash flow, but the yield is relatively modest considering the asking price.
Fair value modelled at €216,740 from 6 comparable sales in the area. Asking €240,000 sits €23,260 (10.7%) above — overpriced versus fair value.
Asking €240,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €209,438 (€3,080/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €209,438, adjusted for condition and micro-location, gives a modelled fair value of €216,740 (€3,187/m²), a €23,260 (10.7%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 5d9fdf | Subject | €240,000 | €3,529 | — | 52 | 77 |
| Baixa da Banheira e Vale da Amoreira · 28bc9b | Active | €220,500 | €3,392 | 3.9% | 60 | 72 |
| Baixa da Banheira e Vale da Amoreira · 99f23c | Active | €240,000 | €3,038 | 13.9% | 58 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 3893f5 | Active | €250,000 | €3,968 | 12.4% | 57 | 76 |
| Baixa da Banheira e Vale da Amoreira · 6a9440 | Active | €205,000 | €3,106 | 12.0% | 62 | 80 |
| Median comp | €230,250 | €3,249 | 7.9% | 59 | 75 |
Long-term rental The property is currently overpriced at €240,000 compared to a fair value of €216,740, indicating a 10.7% gap. Although the area is family-oriented and safe, the gross yield of 3.6% does not justify this asking price in the long-term rental market. Family rental With a condition rating of 55/100, the property may require additional investment to meet the standards expected by families. Given its proximity to necessary amenities and an employment hub, the current price suggests it is not a suitable rental choice for families looking for value in their accommodation. Buy-and-hold The current asking price is out of line with the fair value, suggesting that this investment strategy may not yield the expected returns. Holding on to an overpriced asset could lead to underperformance in the long-term appreciation potential as market conditions evolve.
Potential Tenant Turnover This property may face increased tenant turnover risk due to its tenant stability score of 70/100, indicating possible instability in lease renewals or tenant satisfaction.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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