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, 2-bathroom apartment of 55 m² on the 3rd floor, built in 1969, energy rating D. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment boasts a bright open-plan living area with large windows that maximize natural light, and it includes a stylish contemporary kitchen with high-quality appliances.
The valuation. The asking price of €270,000 sits significantly above the fair value of €155,726, representing a premium of €114,274 (73.4%). This property is currently overpriced based on its valuation.
Fair value modelled at €155,726 from 6 comparable sales in the area. Asking €270,000 sits €114,274 (73.4%) above — overpriced versus fair value.
Asking €270,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €112,833 (€2,052/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 €112,833, adjusted for condition and micro-location, gives a modelled fair value of €155,726 (€2,831/m²), a €114,274 (73.4%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · 5e652f | Subject | €270,000 | €4,909 | — | 80 | 68 |
| rua Doutor Rodrigues Lapa, 31A | Active | €279,000 | €2,583 | 47.4% | 72 | 73 |
| rua Almeida Garrett | Active | €289,900 | €2,958 | 39.7% | 80 | 71 |
| Baixa da Banheira e Vale da Amoreira · 833ff0 | Active | €279,000 | €5,073 | 3.3% | 76 | 79 |
| rua de Moçambique | Active | €245,000 | €3,769 | 23.2% | 68 | 83 |
| Median comp | €279,000 | €3,364 | 31.5% | 74 | 76 |
Long-term rental The property at €270,000 is overpriced relative to its fair value of €155,726, representing a significant gap of 73.4%. With a gross yield of only 3%, it may not provide an attractive return for long-term rental investors. Family rental While the property is located in a suburban area of Greater Lisbon with good public transport connectivity, the pricing at €270,000 exceeds its fair value by 73.4%. This high valuation may deter families looking for reasonably priced rental options. Buy-and-hold Although the property offers decent condition and accessibility, its overpriced listing at €270,000 compared to a fair value of €155,726 poses a risk for buy-and-hold investors. The expected gross yield of 3% does not justify the significant investment required to acquire this asset.
Tenant turnover risk: With a tenant stability score of 60/100, there is a heightened risk of turnover, potentially leading to increased vacancy periods 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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