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 73 m² on the 2nd floor, built in 1986, energy rating D. Located on rua 6, Santo António da Charneca parish, Barreiro municipality, Setúbal district. This apartment features a practical kitchen with a pantry and a balcony offering ample natural light, enhancing both functionality and comfort in City Sol.
The valuation. The asking price of €250,000 sits €14,940 (6.4%) above the fair value of €235,060, indicating the property is priced at a level consistent with its perceived market value. Buy-to-flip angle. A buy-and-flip strategy may yield limited profit due to its fair valuation and average condition, making significant appreciation challenging. Buy-to-let angle. The property offers a gross yield of 3.8%, with an estimated rental income of approximately €792 per month, appealing for long-term rental potential in a suburban family-friendly area.
Fair value modelled at €235,060 from 6 comparable sales in the area. Asking €250,000 sits €14,940 (6.4%) above — overpriced versus fair value.
Asking €250,000 versus the rua 6 area baseline of €225,841 (€3,094/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 is below the parish average, reducing 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 €225,841, adjusted for condition and micro-location, gives a modelled fair value of €235,060 (€3,220/m²), a €14,940 (6.4%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 6 | Subject | €250,000 | €3,425 | — | 65 | 74 |
| rua Rogério Paulo | Active | €249,900 | €2,940 | 14.2% | 63 | 73 |
| Santo António da Charneca · a79df8 | Active | €210,000 | €3,500 | 2.2% | 58 | 69 |
| Baixa da Banheira e Vale da Amoreira · a80588 | Active | €190,000 | €3,519 | 2.7% | 58 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 9389a2 | Active | €247,500 | €4,057 | 18.5% | 60 | 72 |
| Median comp | €228,750 | €3,510 | 2.5% | 59 | 73 |
Long-term rental The 2-bed apartment in Santo António da Charneca offers a reasonable yield of 3.8%, reflecting the stable demand for long-term housing in the area. With a fair value of €235,060, it presents a sound option for investors looking for steady returns without significant downside risk. Family rental With its suburban setting and neighborhood rating of 74/100, this property is well-suited for family rental opportunities that capitalize on local amenities and low crime rates. Given its fair pricing at €250,000, it aligns with the need for affordable family housing in a desirable area. Buy-and-hold Investing in this apartment as a buy-and-hold property makes sense due to the proximity to Setúbal, providing economic stability and tenant quality. Priced at €250,000, it represents a fair investment with the potential for appreciation aligned with regional growth. Not ideal for The apartment is not suitable for short-term vacation rentals or the luxury market, given its current condition of 60/100 and the overall market dynamics. While targeting these segments could offer higher returns, the property’s attributes recommend a focus on longer-term investment strategies.
Economic Sensitivity With an economic stability score of 70/100, the property is at risk of declining returns if there are fluctuations in the local economy.
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