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 69 m² on the 3rd floor, built in 1973, energy rating E. Located on rua Egas Moniz, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The living room's long balcony offers a unique outdoor space for relaxation, while the second bedroom's versatile configuration accommodates both sleeping and working needs effectively.
The valuation. The asking price of €225,000 is positioned €24,161 (12.0%) above the fair value of €200,839. This suggests the property is overpriced in the current market.
Fair value modelled at €200,839 from 6 comparable sales in the area. Asking €225,000 sits €24,161 (12.0%) above — overpriced versus fair value.
Asking €225,000 versus the rua Egas Moniz area baseline of €173,578 (€2,516/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €173,578, adjusted for condition and micro-location, gives a modelled fair value of €200,839 (€2,911/m²), a €24,161 (12.0%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Egas Moniz | Subject | €225,000 | €3,261 | — | 72 | 71 |
| rua Aquilino Ribeiro, 9 | Active | €209,000 | €2,986 | 8.4% | — | 69 |
| rua da Baixa da Banheira | Active | €280,000 | €2,857 | 12.4% | 70 | 75 |
| Barreiro e Lavradio · 23f3ad | Active | €250,000 | €2,193 | 32.7% | 66 | 74 |
| rua José Augusto Pimenta | Active | €230,000 | €3,194 | 2.0% | 72 | 73 |
| Median comp | €240,000 | €2,922 | 10.4% | 70 | 74 |
Long-term rental Given the property's valuation at €225,000, which exceeds the fair value by 12.0%, long-term rental becomes problematic as it limits potential returns. The gross yield of 3.9% does not justify the higher purchase price, making it a less attractive investment choice in the current market. Family rental While the area is conducive for family living with good educational facilities, the current pricing positions the property as overpriced at €225,000. This diminishes its appeal for family rental, as families often seek value and affordability in their housing decisions. Buy-and-hold Investing in this property under a buy-and-hold strategy is cautious given its 12.0% gap from fair value, suggesting the purchase price is not aligned with long-term appreciation potential. Overpriced properties can hinder capital gains, leading to lower overall investment performance over time.
Economic Dependency Risk The property may be vulnerable to economic downturns given the moderate Economic Stability score of 75/100, which could affect tenant demand and rental income stability. Additionally, with a Tenant Stability score of 65/100, there is a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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