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.
4-bedroom, 2-bathroom apartment of 110 m² on the 3rd floor, built in 1995, energy rating D. Located on rua Principal do Barreiro, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This apartment includes thoughtfully designed living spaces with ample natural light and a mix of modern updates, alongside some areas that allow for personalized enhancements.
The valuation. The asking price of €380,000 exceeds the fair value of €333,401 by €46,599, indicating the property is overpriced by 14.0%. This discrepancy suggests potential difficulty in achieving a favorable return on investment in the current market conditions.
Fair value modelled at €333,401 from 6 comparable sales in the area. Asking €380,000 sits €46,599 (14.0%) above — overpriced versus fair value.
Asking €380,000 versus the rua Principal do Barreiro area baseline of €292,402 (€2,658/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €292,402, adjusted for condition and micro-location, gives a modelled fair value of €333,401 (€3,031/m²), a €46,599 (14.0%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Principal do Barreiro | Subject | €380,000 | €3,455 | — | 72 | 69 |
| rua da Creche, 1 | Active | €520,000 | €3,333 | 3.5% | 70 | 78 |
| Alto do Seixalinho, Santo André e Verderena · 4d4402 | Active | €400,000 | €3,636 | 5.3% | 60 | 70 |
| Baixa da Banheira e Vale da Amoreira · bf2929 | Active | €250,000 | €2,778 | 19.6% | 60 | 71 |
| rua Blanqui Teixeira | Active | €390,000 | €3,145 | 9.0% | 72 | 78 |
| Median comp | €395,000 | €3,239 | 6.2% | 65 | 75 |
Long-term rental This property is not an ideal candidate for long-term rental, given its 0% gross yield and a significant pricing gap of 14.0% above fair value. With a condition score of 67/100 and a neighbourhood rating of 69/100, the potential rental income is unlikely to justify the investment. Family rental The apartment's pricing, at €380,000, reflects a 14.0% premium over its fair value, making it a less appealing choice for families seeking long-term housing solutions. Additionally, while the area has suburban characteristics typical of Greater Lisbon, the lack of a competitive yield diminishes its attractiveness to family renters. Buy-and-hold As a buy-and-hold investment, this property presents challenges due to being 14.0% over its fair value, which could impact long-term appreciation prospects. The current yield of 0% further suggests that holding this asset may not be beneficial for generating cash flow in the foreseeable future.
Economic and Tenant Stability Risk With both economic and tenant stability scores at 65/100, there is a moderate risk of fluctuations in rental income and property value due to potential economic downturns or tenant turnover.
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