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 85 m² on the 3rd floor, built in 1988, energy rating D. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment includes a fully equipped kitchen with modern appliances and quality finishes, enhancing functionality and style in the heart of Santo António da Charneca.
The valuation. The asking price of €248,000 exceeds the fair value of €218,160 by €29,840 (13.7%). This property is considered overpriced. Buy-to-flip angle. A resale strategy could target fast-moving buyers looking in the area, capitalizing on the high-quality finishes and modern features to enhance market appeal. Buy-to-let angle. Given the gross yield of 3.7% and an estimated monthly rental income of €765, this property could serve as a stable source of long-term rental income for family tenants.
Fair value modelled at €218,160 from 6 comparable sales in the area. Asking €248,000 sits €29,840 (13.7%) above — overpriced versus fair value.
Asking €248,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €157,557 (€1,854/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €157,557, adjusted for condition and micro-location, gives a modelled fair value of €218,160 (€2,567/m²), a €29,840 (13.7%) gap versus the €248,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · 162513 | Subject | €248,000 | €2,918 | — | 75 | 70 |
| avenida da Liberdade, 129 | Active | €259,000 | €2,616 | 10.3% | 75 | 75 |
| Alhos Vedros · cfe2b2 | Active | €335,000 | €2,233 | 23.5% | 75 | 74 |
| Baixa da Banheira e Vale da Amoreira · 6d5185 | Active | €245,000 | €2,526 | 13.4% | 72 | 75 |
| rua do Oriente, 1 | Active | €295,000 | €2,201 | 24.5% | 80 | 66 |
| Median comp | €277,000 | €2,380 | 18.4% | 75 | 75 |
Long-term rental The current listing price of €248,000 represents a 13.7% gap above its fair value, indicating it is overpriced for potential long-term rental investors. With a gross yield of only 3.7%, this property may not provide optimal returns over the long run. Family rental This property, offered at €248,000, exceeds its fair value by 13.7%, suggesting it is overpriced for families seeking rental options. Although the area offers reasonable access to local schools, the limited yield of 3.7% may deter family tenants looking for better value. Buy-and-hold At a listing price of €248,000, this apartment is 13.7% above fair value, making it an overpriced buy-and-hold investment with potential for lower appreciation. The current gross yield of 3.7% further indicates limited profitability for long-term stakeholders in this suburban area. Not ideal for: Short-term rental, Luxury market, Commercial property
Economic and Tenant Instability Risk With both the economic stability and tenant stability scores at 70/100, there is a moderate risk that fluctuations in local market conditions or tenant turnover could negatively impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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