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 99 m² on the 4th floor, built in 1981, energy rating C. Located on rua Alberto Pinto, Santo António da Charneca parish, Barreiro municipality, Setúbal district. This apartment offers a sizable entrance hall that adds a sense of space, and its 4th-floor position benefits from enhanced natural light throughout the day.
The valuation. The asking price of €259,000 is slightly above the fair value of €252,079, reflecting a variance of €6,921 (2.7%). Despite being fair, potential investors should consider the need for renovations. Buy-to-flip angle. The property can be strategically renovated to increase its appeal, targeting a resale at a higher price point—making the most of the estimated after-repair value. Buy-to-let angle. With an estimated rental income of €928 per month, the gross yield stands at 4.3%, making it a viable option for long-term family rentals in this suburban setting.
Fair value modelled at €252,079 from 6 comparable sales in the area. Asking €259,000 sits €6,921 (2.7%) above — overpriced versus fair value.
Asking €259,000 versus the rua Alberto Pinto area baseline of €260,341 (€2,630/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €260,341, adjusted for condition and micro-location, gives a modelled fair value of €252,079 (€2,546/m²), a €6,921 (2.7%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alberto Pinto | Subject | €259,000 | €2,616 | — | 52 | 68 |
| rua Eça de Queirós S / N | Active | €219,900 | €2,315 | 11.5% | 55 | 62 |
| rua 9 | Active | €275,000 | €2,778 | 6.2% | 65 | 74 |
| rua das Castanholas | Active | €275,000 | €2,778 | 6.2% | 54 | 72 |
| Barreiro e Lavradio · 5ed113 | Active | €335,000 | €2,815 | 7.6% | 72 | 76 |
| Median comp | €275,000 | €2,778 | 6.2% | 60 | 73 |
Long-term rental This property offers a gross yield of 4.3%, which is appealing for investors seeking stable cash flow in a suburban location with good connectivity to Lisbon. However, with a fair market value of €252,079, it's clear that the current listing price of €259,000 does not present a strong financial opportunity. Buy-and-hold While the apartment in Santo António da Charneca holds potential for long-term appreciation due to its 68/100 neighbourhood rating, the current price overestimates its value given the fair market valuation. The 50/100 condition rating suggests that additional investment may be necessary to maintain or improve the property over time. Family rental The 3-bed layout and decent suburban amenities make this apartment suitable for families, but the listing price reflects a 2.7% gap above the fair value, indicating a lack of price competitiveness. Importantly, the location is characteristic of safe, family-friendly suburbs, yet potential renters may question the value proposition with such a limited margin for negotiation.
Economic and Tenant Stability Risk The combination of an Economic stability score of 70/100 and a Tenant stability score of 70/100 suggests moderate risk in attracting and retaining stable tenants, which could impact rental income stability and property value in the long term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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