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, 1-bathroom apartment of 75 m², built in 1979, energy rating C. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. Unique Feature: This apartment boasts three balconies, including an enclosed sunroom that enhances leisure space and maximizes sunlight exposure throughout the day.
The valuation. The asking price of €279,000 is significantly above the fair value of €236,680, representing an overprice of €42,320 (17.9%). Therefore, this property is not a sound investment option for buyers looking for fair value opportunities.
Fair value modelled at €236,680 from 6 comparable sales in the area. Asking €279,000 sits €42,320 (17.9%) above — overpriced versus fair value.
Asking €279,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €178,126 (€2,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €178,126, adjusted for condition and micro-location, gives a modelled fair value of €236,680 (€3,156/m²), a €42,320 (17.9%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · 831705 | Subject | €279,000 | €3,720 | — | 75 | 68 |
| Alto do Seixalinho, Santo André e Verderena · 49b7e1 | Active | €385,000 | €3,156 | 15.2% | 75 | 70 |
| rua Calouste Gulbenkian | Active | €385,000 | €3,156 | 15.2% | 73 | 72 |
| rua Azevedo Coutinho, 6 | Active | €275,000 | €2,835 | 23.8% | 78 | 80 |
| praça Francisco Xavier, 7 | Active | €279,000 | €3,875 | 4.2% | 75 | 71 |
| Median comp | €332,000 | €3,156 | 15.2% | 75 | 72 |
Long-term rental The property presents a gross yield of 3.8%, which may seem appealing; however, given the fair value assessment indicating that it is overpriced by 17.9%, potential rental income does not sufficiently justify the purchase price. Additionally, the moderate condition score of 78/100 suggests that ongoing maintenance costs could further erode profitability. Buy-and-hold While the growth potential in Greater Lisbon generally supports buy-and-hold strategies, this specific property is overpriced compared to its assessed fair value, reflecting a 17.9% disparity. Investors should consider that the higher entry cost may limit long-term capital appreciation opportunities. Family rental Although the family rental market could provide consistent tenants due to the area's amenities and safety, the property is overpriced by 17.9% compared to its fair value. This inflated price may deter prospective renters, affecting overall occupancy rates and profitability in a competitive rental market.
Tenant turnover risk High tenant instability with a score of 50/100 indicates a potential for frequent turnover, which can lead to increased vacancy rates and associated costs.
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