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 102 m² on the 3rd floor, built in 1979, energy rating D. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: This apartment boasts a stunning view of Lisbon from its expansive balcony, providing an ideal setting for relaxation and outdoor enjoyment. Destaques: Este apartamento possui uma deslumbrante vista de Lisboa a partir da sua ampla varanda, proporcionando um ambiente ideal para relaxamento e desfrute ao ar livre.
The valuation. The asking price of €279,900 is above the fair value of €267,229 by €12,671 (4.7%). Given the competitive pricing, the property is deemed to be valued fairly.
Fair value modelled at €267,229 from 6 comparable sales in the area. Asking €279,900 sits €12,671 (4.7%) above — overpriced versus fair value.
Asking €279,900 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €193,649 (€1,899/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €193,649, adjusted for condition and micro-location, gives a modelled fair value of €267,229 (€2,620/m²), a €12,671 (4.7%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · e83566 | Subject | €279,900 | €2,744 | — | 75 | 78 |
| Baixa da Banheira e Vale da Amoreira · 1e6114 | Active | €299,000 | €2,534 | 7.7% | 72 | 75 |
| rua Miguel Torga | Active | €385,000 | €2,852 | 3.9% | 75 | 73 |
| rua Augusto Gil S / N | Active | €269,500 | €2,343 | 14.6% | 70 | 69 |
| Baixa da Banheira e Vale da Amoreira · a80815 | Active | €230,000 | €2,706 | 1.4% | 80 | 71 |
| Median comp | €284,250 | €2,620 | 4.5% | 74 | 72 |
Long-term rental The property has a gross yield of 4.2%, making it a viable option for long-term rental income. With a fair valuation of €267,229, the asking price of €279,900 suggests that while it is fairly priced, it may not provide an attractive investment return compared to lower-valued alternatives. Buy-and-hold Investing in this property for a buy-and-hold strategy could lead to stable appreciation, given its proximity to Lisbon and decent neighborhood ratings of 78/100. However, at a listing price above fair value, investors should be cautious about the long-term capitalization potential relative to other opportunities. Family rental This three-bedroom apartment is well-suited for families given its size and neighborhood safety advantages in Greater Lisbon. Even though the property is adequately priced at €279,900, potential investors should be aware that market growth may be limited due to the 4.7% gap from fair value.
Economic downturn risk If local economic conditions deteriorate, the Economic Stability Score of 80 could drop significantly, impacting rental income and potentially leading to higher vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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