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 100 m², built in 2000, energy rating C. Located on rua da Serra do Caldeirão, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious 15m² kitchen with ample storage, ideal for entertaining, and benefits from proximity to the Penalva railway station for easy commuting to Lisbon.
The valuation. The asking price of €290,000 is slightly below the fair value of €299,306, indicating a difference of €9,306 (3.1%). This positions the property at fair value, making it a reasonable investment opportunity.
Fair value modelled at €299,306 from 6 comparable sales in the area. Asking €290,000 sits €9,306 (3.1%) below — the upside to fair value.
Asking €290,000 versus the rua da Serra do Caldeirão area baseline of €256,371 (€2,564/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €256,371, adjusted for condition and micro-location, gives a modelled fair value of €299,306 (€2,993/m²), a €9,306 (3.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Serra do Caldeirão | Subject | €290,000 | €2,900 | — | 72 | 66 |
| praceta do Rio, 6 | Active | €219,000 | €3,221 | 11.1% | 70 | 77 |
| rua do Pelourinho, 1 | Active | €300,000 | €3,000 | 3.4% | 70 | 69 |
| travessa Sacadura Cabral, 2 | Active | €225,000 | €2,885 | 0.5% | 65 | 72 |
| Palhais e Coina · 25f623 | Active | €215,000 | €2,986 | 3.0% | 65 | 69 |
| Median comp | €222,000 | €2,993 | 3.2% | 68 | 71 |
Long-term rental This property’s gross yield of 3.4% aligns well with the prevailing rental market, making it a feasible option for medium to long-term residential leases. Moreover, the low crime rate and adequate amenities in the neighbourhood can attract stable tenants, contributing to a steady rental income. Buy-and-hold Given that the property is fairly priced at €290,000 with a narrow gap of 3.1% relative to its fair value, holding this investment long-term can be a strategic move as the area continues to develop. The suburban location to Setúbal and commuting convenience to Lisbon positions this apartment as an appealing asset amidst evolving market dynamics.
Tenant turnover risk The combination of an economic stability score of 65/100 and a tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, which can lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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