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 68 m² on the 4th floor, built in 1981, energy rating C. Located on rua 9, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a modern equipped kitchen with quality finishes and a built-in wardrobe in one of the bedrooms, enhancing both functionality and storage space.
The valuation. The asking price of €250,000 sits significantly above the fair value of €221,084, representing an overvaluation of €28,916 (13.1%). This property is not a favorable investment at its current price point.
Fair value modelled at €221,084 from 6 comparable sales in the area. Asking €250,000 sits €28,916 (13.1%) above — overpriced versus fair value.
Asking €250,000 versus the rua 9 area baseline of €185,642 (€2,730/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 €185,642, adjusted for condition and micro-location, gives a modelled fair value of €221,084 (€3,251/m²), a €28,916 (13.1%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 9 | Subject | €250,000 | €3,676 | — | 75 | 66 |
| rua Américo da Silva Marinho, 18 | Active | €315,000 | €3,316 | 9.8% | 70 | 70 |
| Barreiro e Lavradio · 09015d | Active | €295,000 | €3,105 | 15.5% | 70 | 78 |
| Alto do Seixalinho, Santo André e Verderena · 0901c8 | Active | €239,000 | €3,187 | 13.3% | 75 | 74 |
| rua Minho | Active | €265,000 | €3,442 | 6.4% | 73 | 68 |
| Median comp | €280,000 | €3,252 | 11.6% | 72 | 72 |
Long-term rental The 2-bed apartment in Santo António da Charneca, priced at €250,000, is overpriced with a fair value of €221,084, indicating a 13.1% gap. With a gross yield of only 3.8% and a neighbourhood score of 66/100, this property may not attract quality tenants for sustained rental income. Family rental This property may appeal to families due to its suburban setting, but with its current listing price at €250,000, it is overpriced relative to its fair market value of €221,084. Families seeking homes in safe, family-oriented communities could find better value elsewhere, given the 13.1% gap and the mediocre condition rating of 78/100. Buy-and-hold As a buy-and-hold investment, this 2-bed apartment is overpriced at €250,000, significantly above its fair value of €221,084, which suggests a 13.1% overvaluation. The low gross yield of 3.8% and the average neighbourhood quality may not support the long-term appreciation needed for a successful hold strategy.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 70/100, which suggests potential challenges in retaining long-term tenants and could lead to increased costs and vacancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
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.
Sign in to buy the report or use a credit
