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.
3-bedroom, 2-bathroom apartment of 95 m² on the 1st floor, built in 1981, energy rating D. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Feature: The apartment's original configuration allows for a versatile redesign, catering to both modern aesthetic preferences and functional family needs, enhancing its investment potential in a desirable location.
The valuation. The asking price of €265,000 sits €33,873 (14.7%) above the fair value of €231,127, indicating that the property is overpriced. The valuation suggests a need for negotiation to achieve a more equitable price.
Fair value modelled at €231,127 from 6 comparable sales in the area. Asking €265,000 sits €33,873 (14.7%) above — overpriced versus fair value.
Asking €265,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €211,775 (€2,229/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €211,775, adjusted for condition and micro-location, gives a modelled fair value of €231,127 (€2,433/m²), a €33,873 (14.7%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · 7cabdd | Subject | €265,000 | €2,789 | — | 65 | 78 |
| urbanização Fidalguinhos Fidalguinhos | Active | €350,000 | €2,448 | 12.3% | 65 | 69 |
| rua Pedro Esteves, 2 | Active | €280,000 | €2,667 | 4.4% | 58 | 76 |
| praceta José Escada | Active | €224,900 | €2,418 | 13.3% | 57 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 4a45dd | Active | €285,000 | €2,938 | 5.3% | 68 | 74 |
| Median comp | €282,500 | €2,558 | 8.3% | 62 | 73 |
Long-term rental The property in Santo António da Charneca offers a gross yield of 4.1%, but with a fair value of €231,127 compared to the listing price of €265,000, it is priced beyond its intrinsic value. The neighbourhood's score of 78/100 indicates decent area quality, yet the current pricing diminishes the attractiveness for steady long-term investment. Family rental While the area's appeal to families is bolstered by nearby natural parks and a solid neighbourhood score, the property’s price represents a 14.7% premium over its fair value of €231,127. Consequently, families looking for rental accommodation may find better value elsewhere in the market, given its overpricing. Buy-and-hold Despite the potential for future appreciation in the vicinity of Setúbal and Lisbon, the upwards pricing of this property compared to its fair value indicates a challenging investment for a buy-and-hold strategy. The high entry cost at €265,000 relative to the assessed value makes it less favorable for long-term gains in the current economic context.
Potential economic downturn A moderate economic stability score of 75/100 indicates that shifts in the local economy could negatively impact rental income and property value.
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