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, 2-bathroom apartment of 141 m² on the 5th floor, built in 1980, energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a practical interior layout and unique river view, enhanced by proximity to the vibrant riverside and local amenities, ensuring an enviable lifestyle. Additional Context: Located just 500 meters from Barreiro River Station, it provides seamless access to Lisbon, complemented by bus stops right outside. Condition Notes: While in excellent condition, certain areas could benefit from minor updates to personalize the living space further.
The valuation. The asking price of €430,000 is significantly above the fair value of €313,255, reflecting an overvaluation of €116,745 or 37.3%. This property does not present a solid investment at its current price. Buy-to-flip angle. A buy-to-flip strategy may be less viable, as the property is priced high for resale, minimizing profit potential. Additionally, renovations to refresh dated finishes could involve significant upfront costs. Buy-to-let angle. With an estimated rental income of €1,111 per month and a gross yield of 3.1%, the property may attract long-term tenants, but profitability remains limited given the high entry cost.
Fair value modelled at €313,255 from 6 comparable sales in the area. Asking €430,000 sits €116,745 (37.3%) above — overpriced versus fair value.
Asking €430,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €228,790 (€1,623/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €228,790, adjusted for condition and micro-location, gives a modelled fair value of €313,255 (€2,222/m²), a €116,745 (37.3%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 5da07d | Subject | €430,000 | €3,050 | — | 70 | 73 |
| Barreiro e Lavradio · 8ee8d7 | Active | €290,000 | €2,117 | 30.6% | 72 | 75 |
| rua Cândido Manuel Pereira | Active | €385,000 | €2,092 | 31.4% | 70 | 80 |
| rua Alexandre Herculano, 44 | Active | €270,000 | €2,213 | 27.4% | 75 | 68 |
| Baixa da Banheira e Vale da Amoreira · 6c7b57 | Active | €310,000 | €2,230 | 26.9% | 72 | 73 |
| Median comp | €300,000 | €2,165 | 29.0% | 72 | 74 |
Long-term rental The property, listed at €430,000, shows a significant gap of 37.3% from its fair value of €313,255, indicating it is not positioned favorably for long-term rental income. With a gross yield of only 3.1%, this investment lacks the necessary financial appeal for sustained profitability. Family rental Given its pricing at €430,000, which exceeds the fair value by 37.3%, the property does not offer an advantageous investment opportunity for family rentals in Barreiro. Furthermore, the yield of 3.1% fails to justify the high acquisition cost, making it a less desirable option for families seeking suitable accommodations. Buy-and-hold The pricing strategy for this property, set at €430,000 and 37.3% above its fair value, suggests it is not a wise choice for a buy-and-hold investment approach. With a modest gross yield of 3.1%, the potential for long-term appreciation is overshadowed by its current overpriced stance. Not ideal for Due to its 37.3% markup over fair value, this property is clearly unsuitable for the luxury market. Additionally, the yield and market dynamics suggest it would also be a poor candidate for student housing or short-term vacation rentals.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income stability over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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