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 duplex of 125 m², built in 2025, energy rating A+. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This duplex boasts a 38 m² open-plan living area that seamlessly integrates a fully equipped kitchenette, perfect for entertaining while enjoying exceptional river and city views.
The valuation. The asking price of €390,000 sits €11,522 (3.0%) above the fair value of €378,478, suggesting that the property is fairly valued. Buy-to-flip angle. A resale or wholesale strategy could target buyers seeking modern, high-quality finishes, potentially allowing for a profitable flip. Buy-to-let angle. With an estimated monthly rental income of €910, the property offers a gross yield of 2.8%, attractive for long-term rental strategies.
Fair value modelled at €378,478 from 6 comparable sales in the area. Asking €390,000 sits €11,522 (3.0%) above — overpriced versus fair value.
Asking €390,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €264,929 (€2,119/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €264,929, adjusted for condition and micro-location, gives a modelled fair value of €378,478 (€3,028/m²), a €11,522 (3.0%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 7ca8bb | Subject | €390,000 | €3,120 | — | 80 | 82 |
| Barreiro e Lavradio · 4a44b0 | Active | €555,000 | €2,846 | 8.8% | 76 | 77 |
| Barreiro e Lavradio · 57fb66 | Active | €495,000 | €2,538 | 18.6% | 76 | 74 |
| Barreiro e Lavradio · 0022ce | Active | €219,000 | €4,761 | 52.6% | 78 | 69 |
| avenida da República, 18 | Active | €289,000 | €4,817 | 54.4% | 82 | 80 |
| Median comp | €392,000 | €3,804 | 21.9% | 77 | 76 |
Long-term rental The property in Barreiro e Lavradio offers a steady gross yield of 2.8%, which is reasonable considering the location's proximity to Lisbon's economic vibrancy. With a fair value only slightly below the asking price, it serves as a stable long-term rental option for investors looking for consistent returns. Family rental With a condition score of 86/100 and a neighborhood quality score of 82/100, this duplex is well-suited for family rentals, appealing to those seeking comfortable living spaces near Lisbon. The fair valuation indicates that while there may not be significant room for profit, the property can still attract long-term tenants in a desirable area. Value-add renovation Although the property is rated highly in condition, a potential investor could still explore minor upgrades to enhance its value and appeal in the family rental market. However, with the current valuation close to fair value, the opportunities for substantial returns through renovation may be limited. Not ideal for student housing Given the demographic characteristics of the Barreiro area, this property is not well-suited for student rentals, which typically demand lower-priced accommodations. The pricing and family-oriented nature of the duplex suggest a mismatch with the transient student housing market. Short-term rental The market dynamics and property characteristics do not lend themselves to the short-term rental strategy, as typical short-stay guests may seek more premium options. The fair valuation and neighborhood profile do not support significant returns in the short-term rental segment. Luxury market Entering the luxury market with this duplex is not feasible given its current pricing and the average yields in this segment. The property’s characteristics do not align with the high expectations of luxury buyers, making it an unsuitable investment in that space.
Economic Dependence Risk The economic stability score of 85 may indicate a solid foundation, but the tenant stability score of 75 suggests that there could be fluctuations in rental income due to potential turnover or vacancy rates, impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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