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.
1-bedroom, 1-bathroom apartment of 63 m², built in 2001, energy rating D. Located Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: The planned conversion includes an open-space living and kitchen area of 38.50 m², enhancing versatility and modern living dynamics. Conversion Status: A change of use is already in development for residential purposes.
The valuation. The asking price of €199,000 sits significantly above the fair value of €156,784, indicating an overvaluation of €42,216 (26.9%). This property does not represent a prudent investment opportunity based on its current pricing.
Fair value modelled at €156,784 from 6 comparable sales in the area. Asking €199,000 sits €42,216 (26.9%) above — overpriced versus fair value.
Asking €199,000 versus the Palhais e Coina, Barreiro, Setúbal area baseline of €134,579 (€2,136/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 €134,579, adjusted for condition and micro-location, gives a modelled fair value of €156,784 (€2,489/m²), a €42,216 (26.9%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Palhais e Coina · 1339fa | Subject | €199,000 | €3,159 | — | 72 | 72 |
| avenida da Liberdade, 129 | Active | €259,000 | €2,616 | 17.2% | 75 | 75 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 25.3% | 72 | 66 |
| rua do Oriente, 1 | Active | €295,000 | €2,201 | 30.3% | 80 | 66 |
| Santo António da Charneca · 162513 | Active | €248,000 | €2,918 | 7.6% | 75 | 70 |
| Median comp | €257,000 | €2,489 | 21.2% | 75 | 68 |
Long-term rental This property, listed at €199,000, exceeds the fair value of €156,784 by 26.9%, indicating it is overpriced for long-term rental purposes. With a gross yield of only 4.6%, the investment potential does not justify the elevated price in this suburban location influenced by industrial factors. Family rental At a listing price distinctly above fair value, this 1-bed apartment in Palhais e Coina, Barreiro positions itself disadvantageously for family rental opportunities. The average condition score of 75/100 coupled with a neighborhood rating of 72/100 signals a need to reconsider the competitive landscape in this segment. Buy-and-hold Purchasing this property for a buy-and-hold strategy carries significant risk given its pricing at €199,000, which is 26.9% above the fair valuation. An investment at this level would struggle to achieve favorable returns due to the low yield environment and market dynamics in the area. Not ideal for: Luxury market, Short-term vacation rental, Student housing
Economic Vulnerability The property's economic stability score of 75 suggests that there may be potential vulnerabilities in the local economy that could impact property value and tenant demand over time. Tenant Turnover Risk With a tenant stability score of 70, there is a significant risk of higher tenant turnover, which can lead to increased vacancy rates and decreased rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
