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 2nd floor, built in 2026, energy rating C. Located on rua São Gabriel, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. This apartment features a state-of-the-art kitchen with high-end integrated appliances and a modern open-plan layout, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €437,500 sits €85,729 (24.4%) above the fair value of €351,771, indicating that the property is overpriced. Buyers should approach with caution, as the valuation does not align with the market fundamentals.
Fair value modelled at €351,771 from 6 comparable sales in the area. Asking €437,500 sits €85,729 (24.4%) above — overpriced versus fair value.
Asking €437,500 versus the rua São Gabriel area baseline of €275,221 (€2,502/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €275,221, adjusted for condition and micro-location, gives a modelled fair value of €351,771 (€3,198/m²), a €85,729 (24.4%) gap versus the €437,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Gabriel | Subject | €437,500 | €3,977 | — | 74 | 73 |
| Baixa da Banheira e Vale da Amoreira · f10b19 | Active | €350,000 | €3,125 | 21.4% | 75 | 73 |
| avenida D. Afonso Henriques | Active | €360,000 | €2,769 | 30.4% | 85 | 63 |
| rua da Creche, 1 | Active | €520,000 | €3,333 | 16.2% | 70 | 78 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 18.8% | 73 | 74 |
| Median comp | €355,000 | €3,177 | 20.1% | 74 | 74 |
Long-term rental The property in Barreiro e Lavradio, priced at €437,500, is currently overpriced compared to its fair value of €351,771, which presents a substantial gap of 24.4%. Given the lower gross yield of 2.6% and the conditions and neighborhood ratings, the investment potential for long-term rental is not favorable at this price point. Family rental While the 4-bed apartment in Barreiro e Lavradio may appeal to families, its listing price of €437,500 exceeds the fair value of €351,771 by 24.4%, indicating it is overpriced. The yield of 2.6% and the neighborhood's limited amenities suggest that families might seek better value elsewhere. Buy-and-hold The current price of €437,500 for this apartment reflects a 24.4% premium over its fair value of €351,771, categorizing it as overpriced. With a gross yield of only 2.6% and a moderate neighborhood rating, the long-term appreciation prospects may not justify the investment at this valuation.
Tenant turnover risk The average tenant stability score of 70/100 indicates a potential for higher tenant turnover, which may lead to increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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